Floodplain Management
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Given its location on a barrier island, the Town of Seabrook Island is susceptible to flooding from the Atlantic Ocean, as well as inland flooding from rivers and tributaries. Seabrook Island is also subject to flooding from storm surges, heavy rains and high tides.
The Charleston County Building Inspection Services Department provides floodplain management and hazard mitigation services within the Town of Seabrook Island. Flood Zones & MapsThe Federal Emergency Management Agency (FEMA) partners with states, tribes and communities through the Risk Mapping, Assessment and Planning (Risk MAP) program to identify flood hazards, assess flood risks and provide accurate data to guide stakeholders in taking effective mitigation actions that result in safer and more resilient communities. This data is incorporated into flood maps, known as Flood Insurance Rate Maps (FIRMs), that support the National Flood Insurance Program (NFIP) and provide the basis for community floodplain management regulations and flood insurance requirements.
Through the Risk MAP program, flood maps are developed using the best available science and analyzed by some of the leading engineering firms in the field. The mapping standards are published, vetted, peer-reviewed, and updated continuously to ensure they are aligned with current best practices. Flood hazard areas identified on the FIRM are identified as a Special Flood Hazard Area (SFHA). SFHA's are defined as areas that will be inundated by a flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or "100-year flood." SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2-percent-annual-chance flood or "500-year flood." The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annual-chance flood, are labeled Zone C or Zone X (unshaded). Click here for more information about flood zone definitions. The FEMA Flood Map Service Center (MSC) is the official public source for flood hazard information produced in support of the NFIP. Residents are encouraged to use the MSC to find your official flood map, access a range of other flood hazard products and take advantage of tools for better understanding flood risk. Current and preliminary flood maps for Charleston County may also be viewed on the Charleston County Flood Map Viewer. Additional information regarding flood zones and flood insurance is available from the National Flood Insurance Program. Please note that FEMA flood maps are continually updated through a variety of processes. Information that you download or print from the MSC or the county's Flood Map Viewer may change or become superseded by new maps over time.
The FEMA Flood Map Service Center (MSC) is the official public source for flood hazard information produced in support of the NFIP. Residents are encouraged to use the MSC to find their official flood map, access a range of other flood hazard products and take advantage of tools for better understanding flood risk.
Current and preliminary flood maps for Charleston County may also be viewed on the Charleston County Flood Map Viewer. Additional information regarding flood zones is available from the National Flood Insurance Program. Please note that FEMA flood maps are continually updated through a variety of processes. Information that you download or print from the MSC or the county's Flood Map Viewer may change or become superseded by new maps over time. Working in a Flood ZoneThe Charleston County Flood Damage and Prevention Ordinance mandates that certain procedures be followed for construction-related work within properties designated as flood zones on the Charleston County Flood Insurance Rate Maps. Copies of this ordinance are also available from the Building Inspection Services Department upon request.
The National Flood Insurance Program requires that if the cost of reconstructing, rehabilitating, adding to, or otherwise improving a structure equals or exceeds 50% of the building's assessed or appraised value, then the building must meet the same construction requirements as a new building. An improvement of 50% or more to a structure is known as a "Substantial Improvement". These requirements also apply to buildings that are substantially damaged; however, the value used in making the substantial improvement determination is the pre-damage value of the structure. In Charleston County and the jurisdictions for which it provides inspection-related services (including Seabrook Island), the values of construction work on building permits taken out on a property during the past five (5) years are included in the determination of a "Substantial Improvement". This regulation is enforced through the construction permitting process. Any questions regarding "Substantial Improvements" may be referred to the Charleston County Building Inspection Services Department. Please note that all new structures within the Town of Seabrook Island must meet or exceed the county's minimum elevation and floodproofing requirements. In addition to the minimum base flood elevation, the town observes a two-foot "freeboard" requirement. The freeboard requirement is a voluntary regulation which results in significantly lower flood insurance rates due to lower flood risk. Tidal FloodingPortions of Seabrook Island, particularly low lying areas and areas near salt marshes, are susceptible to tidal flooding at certain points during the year. This is especially true during seasonal "King Tide" events when high tides in the town may reach 7 feet or higher. Over time, the frequency and effect of King Tides may increase due to gradual mean sea level rise.
Never put yourself (or others) at risk by attempting to drive or walk across a flooded roadway. Turn around, don't drown! Tide Tables are available at Seabrook Island Town Hall during regular business hours (Monday through Friday, 8:00 am to 4:00 pm). Tide Tables are provided free of charge by SCDHEC’s Office of Ocean and Coastal Resource Management (OCRM). Download the SCDHEC 2024 Tide Tables (PDF) SCDHEC King Tide Information 
Flood InsuranceFederally subsidized flood insurance is available through the National Flood Insurance Program (NFIP) for most properties located in Charleston County, including its municipalities. Damage caused by flooding is not covered by a standard homeowner's insurance policy. A separate flood insurance policy is required for flood peril coverage.
Flood insurance is available for buildings only, contents only, or both buildings and contents. Insurance agents or the NFIP should be contacted for flood policy information. There is generally a 30-day waiting period for flood insurance policies to become effective. Charleston County currently has a few parcels of land that could potentially be developed located in Coastal Barrier Resource protected areas (or "COBRA" zones). Under Federal law, the NFIP may not issue flood insurance policies for structures built in COBRA zones. If flood insurance is available for structures built in COBRA zones, it will be through a private insurer. FloodSmart provides flood insurance, flood zone maps, floodplain maps and flood information to help protect your home from flooding and elevated water tables. The Town of Seabrook Island and Charleston County participate in the NFIP Community Rating System (CRS). CRS is a voluntary incentive program that recognizes and encourages community floodplain management activities that exceed the minimum NFIP requirements. As a result, flood insurance premium rates are discounted to reflect the reduced flood risk resulting from the community actions meeting the three goals of the CRS:
Town of Seabrook Island CRS Rate Class
For more information about the NFIP, flood zones, flood maps and information to help protect your property from flooding, visit FloodSmart.gov.
More InformationFor more information about floodplain management within the Town of Seabrook Island and Charleston County - including a list of frequently asked questions - please visit the Charleston County Building Inspection Services Department website or call (843) 202-6930.
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ContactCharleston County Building Inspection Services (843) 202-6930 [email protected] Joe Cronin Town Administrator (843) 768-9121 [email protected] 
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