The Ups and Downs of Home Elevations

Presenters Kathy C. Hopkins, CFM, CTCM Mitigation Specialist- SRL Lead Texas Water Development Board Jamie Galloway, CEM, TEM EMC City of Nassau Bay 2

Hazard Mitigation Grant (HMA) Programs Hazard Mitigation Grant Program (HMGP) Flood Mitigation Assistance (FMA) Pre-Disaster Mitigation (PDM)

Who is Eligible? The following entities that are participating in the NFIP: State-level agencies Indian Tribal governments Local communities A FEMA-approved Hazard Mitigation Plan is also required.

HMA Eligible Activities

Mitigation of Flood Damaged Homes

Primary Mitigation project types Home Elevation Home Acquisition and Demolition Mitigation Reconstruction (aka - demolition and rebuild)

Physically raising existing structure to a higher elevation at or above the BFE Guidance States building must be structurally sound and capable of withstanding elevation Structure Elevation

Elevation One of the most common retrofitting methods is elevating When a house is properly elevated, the living area will be above all but the most severe floods (such as the 500 year flood). Almost any home can be elevated Most elevations in TX are slab on grade

Raise existing structure at or above base flood elevation (BFE) or alternate elevation Project must be cost-effective Elevation methods: – Elevating on continuous foundation walls – Elevating on open foundations such as piles, piers, posts, or columns – Elevating on fill Prior flood loss or depth in the flood plain determine benefit Method of elevation drives cost 10 Elevation

11  Engineering services  Surveying, soil sampling, Elevation Certificate, title search, deed recordation fees, legal and/or permitting fees, project administration, and construction management  Disconnection of all utilities  Building of a foundation so that the lowest floor is at the BFE or higher if required by local ordinance or FEMA  Physical elevation of the structure and subsequent lowering and attachment of the structure onto a new foundation  Construction of a floor system that meets minimum building code requirements when the existing floor system cannot be elevated or is not appropriate for the new foundation  Reconnecting utilities and extending lines and pipes as necessary and elevating all utilities and service equipment Eligible Costs

12  Debris disposal and erosion control  Repair lawns, landscaping, sidewalks, driveways if damaged by elevation  C onstruction of a utility room above BFE only if there is no existing space within the house for this purpose or there is no alternative cost-effective way to elevate the utilities  Elevation of existing decks, porches, or stairs  Construction of new stairs, landings, and railings to access the elevated living space per minimum code or local ordinance  Construction of ADA-compliant access facilities or ramps  Documented reasonable living expenses (not food or transportation) are incurred while the owner is displaced by the elevation construction  Abatement of asbestos and lead-based paint  Filling basements with compacted clean fill Eligible Costs

Elevating structures that were not in compliance with current NFIP standards at the time of construction Costs related to building additions or auxiliary structures Construction of new decks or porches Any improvements for purely aesthetic reasons, unless required by the EHP compliance review Costs to replace or repair utility service components that are undersized, inadequately designed, or unsafe, unless required by code (except utility rooms noted as eligible costs) Exterior finish on the exposed foundation of the elevated building, unless required by EHP compliance review and or local code Additional landscaping for ornamentation beyond what existed on the site prior to construction of the project (e.g., trees, shrubs) Ineligible Costs

Home Elevation Topics for Discussion Contractor Selection/procurement options Pros and Cons of differing contracting vehicles – Three way agreements or contracts between subapplicant and homeowner and between homeowner and elevation contractor ADA requirements for ingress and egress Elevators and impact on post elevation NFIP policy rating Grant eligible elevation costs VS homeowner expenses – Limiting homeowner “add-ons” Options and approaches for elevating attached garages, desks, etc. Performance Bonds, Payment Bonds and insurance Warranties for elevated structure foundations, mechanicals, and workmanship

Contractor Selection/procurement options Two primary procurement processes – Community selects/hires elevation contractor Community – Hires A/E firm that develops bid specs – Obtains homeowner concurrence on specs – Releases RFP for elevation – Reviews responses and selects contractor »Typically lowest, most responsive – Contracts for the elevation of a private structure Important -- Check with State and FEMA on any specific procurement requirements

Contractor Selection/procurement options Two primary procurement processes – Community identifies eligible contractors/homeowner selects contractor Community – Develops/advertises RFQ with minimum requirements – Reviews RFQ responses – Downselects to group of qualified, experienced elevation contractor pool Homeowner – Obtains minimum of three bids – Chooses contractor that want to elevate their home – Provides bids and selection to community Community – Reviews bids and homeowner selection – Concurs with selection Important -- Check with State and FEMA on any specific procurement requirements

Pros and Cons of differing contracting vehicles If Community bids and selects contractor, contract for elevation will be between Community and contractor If Homeowner selects contractor (with community oversight) two primary contracting options 1.Tri-party agreement between community, homeowner, and contractor 2.Two agreements 1. One between community and homeowner passing along terns of grant 2. Construction contract between homeowner and contractor 1.Typically with community input on draft schedule and any specific required clauses

ADA requirements for ingress and egress Homeowner must: Provide a Physician’s written certification that meets FEMA’s HMA Unified Guidance Owner or member(s) of the owner’s family have a permanent physical disability, a Physician’s written certification is required The physician’s written certification should contain, – Name of person requiring Access Facilities and relationship to the homeowner – Description of the disability, – Whether it is temporary or permanent, and – Type of ADA access facilities required as a medical necessity Cost breakdown for the ADA access facilities that meets the minimum industry standards as described in the physician’s written certification and the applicable community’s codes. Costs above minimum requirements responsibility of the homeowner If ramps are not technically feasible to build, a mechanical chair lift may be installed Only two stop elevators will be grant reimburseable

Elevators and impact on post elevation NFIP policy rating Elevators must be submitted to FEMA for rating Homeowner will need to provide to FEMA – Manufacturer spec for elevator and its installation – Engineer certification that elevator was installed per manufactures specs Elevators installed in floodplain should – Be designed/manufactured to “get wet” – Run on open rails where possible Not in an enclosed shaft – If enclosed shaft is required Must be properly vented If is V zone, must have breakaway walls If in V zone, sqft of enclosure will be counted toward 299 sqft minimum – Mechanical systems must be above BFE (and freeboard if applicable) – Call buttons should be hardened to extent possible – Car should always return to upper stop after use – Car should have two safety Return if hits an obstruction Returns if hits water

Guidance has list of eligible vs ineligible costs, but that list is not overly specific Grant eligible – Two stop elevator (where ADA requirements have been met) – Minimum code compliant ingress/egress – Unfinished foundation Pilings Exposed elevated slab Block chain wall – Items required by City-wide ordinance Eg – Three sided enclosure on elevated structures – Homeowner expenses Attempt to limit to only items that are infeasible to do after the elevation is complete Lifting above minimum floodplain requirement Foundation decorative block in place of minimum code compliant concrete block Larger or upgraded ingress/egress decks, porches, stairs HOA requirements above minimum code compliant requirements Upgrading non-code compliant items such as interior wiring or plumbing Note: Elevation with FEMA funds does not trigger substantial improvement Grant eligible elevation costs VS homeowner expenses

Options and approaches for elevating attached garages, desks, etc. Eligible cost includes Elevation of existing decks, porches, or stairs – If existing decks and/or porches can be lifted and pilings extended, it is eligible Grant will not pay to build new decks or porches if they cannot be lifted Garages are compliant on the ground (not elevated) Where a garage is integrated into the house, the most cost effective option should be done – Slab separate and extend garage walls – Detach the garage from the house – Elevation the garage slab with the house Detached garages are not grant eligible to be elevated Garages attached via a breezeway follow the most cost effective path – Detach from home and repair damage to connection to house – Stab separate and extend garage walls – Elevate with house

Performance Bonds, Payment Bonds and insurance Performance bonds from an A1A firm should be obtained in the full cost of the lift – Originals should be provided before NTP to contractor Payment bonds from an A1A firm should be obtained in the full cost of the lift – Originals should be provided before NTP to contractor Need to review the bonds you are getting to ensure there are no “outs”’ for the surety Insurances (must be current at all times) – GL – PL – Auto – Workers comp – Builders risk – Cargo/riggers/lifters Typically, having the above in hand is a condition of giving NTP

Warranties - foundations, mechanicals, and workmanship Decide what type of post elevation warranties are appropriate Used to require – 5 years on each, structural foundation system, mechanical reconnects, workmanship Currently evaluating industry standard construction warranties – Considering requiring a Warranties should be backed by an independent firm – Will arbitrate between owner and contractor on warranted items – Will fulfill if contractor is no longer in business

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

A picture is worth a 1,000 Words A Picture is Worth A Thousand Words

NFIP insurance must be maintained for the life of the property regardless of ownership Deed Restriction Requirement

“ This property has received Federal hazard mitigation assistance. Federal law requires that flood insurance coverage on this property must be maintained during the life of the property regardless of transfer of ownership of such property. Pursuant to 42 U.S.C. 5154a, failure to maintain flood insurance on this property may prohibit the owner from receiving Federal disaster assistance with respect to this property in the event of a flood disaster. The Property Owner is also required to maintain this property in accordance with the floodplain management criteria of 44 CFR Part 60.3 and City/County Ordinance.”. Deed Restriction Requirement

Reference Documents FEMA Above the Flood: Elevating your Flood Prone House FEMA P Homeowner's Guide to Retrofitting Second Edition FEMA 551, Selecting Appropriate Mitigation Measures for Floodprone Structures (2007). FEMA P-550, Recommended Residential Construction for Coastal Areas: Building on Strong and Safe Foundations (2009

Questions? Prepared by Jeffery S. Ward and Associates, Inc.