Maryland Flood Insurance Fact Sheet

Maryland Department of the Environment (MDE) Flood Insurance Fact Sheet

Maryland Flood Risk Guide & Maps

Fact Sheet: How to Determine Your Flood Risk (A Guide to Utilizing Flood Maps)

Flood Facts

Floods are the #1 natural disaster in the United States.
Charles County’s elevation and proximity to water make it susceptible to flooding. During periods of heavy rain, hurricane, or high tide, properties throughout Charles County are threatened by floodwaters.
Homeowners insurance doesn’t cover flood damage. Talk to your insurance agent about a NFIP policy to get coverage.
New development or construction in the floodplain can increase flood risk, especially if it changes natural runoff paths.

Additional Resources

Floodplain Video Synopsis

Floodplain Management in Charles County, MD

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Introduction to Flood Management:

A floodplain, also known as a Special Flood Hazard Area, is any land area, typically low-lying, susceptible to being inundated by water from sources such as rivers, streams, and oceans.

In 1968, Congress created the National Flood Insurance Program (NFIP) to help property owners financially protect themselves against flood damage. The NFIP offers flood insurance to homeowners, renters, and business owners in participating communities.

To participate in the NFIP, local communities must adopt and enforce a floodplain management ordinance that meets the minimum requirements specified by federal law. These requirements apply to floodplain areas mapped by the Federal Emergency Management Agency (FEMA).

As a NFIP participant, it is the aim of the Charles County Government to preserve the floodplain to provide adequate storage for flood waters and to safely move flood waters downstream.

Charles County Floodplain Management Ordinance

Permits

The NFIP requires local jurisdictions to issue permits for all development in the floodplains.

'Development' is broadly defined to include any man-made changes to land, such as grading, filling, clearing, dredging, extraction, storage, subdivision of land, and the construction and improvement of structures and/or buildings. All necessary permits must be obtained before any development can take place.

For a proposed development to be permitted, there should be no increase to flooding or the creation a of dangerous situation during flooding, especially on another person’s property. If a structure is involved, it must be constructed to minimize damage during flooding.

Any activity outside the floodplain but within a natural or man-made watercourse also requires a permit.

Before beginning construction or add-ons to an existing building, find out which permits are required by contacting the Division of Codes, Permits, and Inspections, and for more information on floodplain requirements contact the Division of Planning at 301-645-0692.

Any illegal construction or development in the floodplain should be submitted to the Charles County Inspections Division.

Elevation Certificates

In addition to building permits, special regulations apply to construction in floodways and the floodplain.

To document that a structure is compliant with floodplain management ordinance requirements, and to properly rate it for flood insurance purposes, structures that are required to be elevated must have an Elevation Certificate (EC).

Property owners who are planning to build new structures or make significant changes or improvements to their existing structures must obtain and submit an Elevation Certificate (EC).

Elevation certificates are prepared by licensed professional engineers or surveyors and document the ground elevation, floor elevation, and general building characteristics for a structure in relationship to the Base Flood Elevation. It is the responsibility of the homeowner to obtain an elevation certificate. For more information see: FEMA NFIP Fact Sheet.

Substantial Improvements Requirements

Substantial improvement is defined as any reconstruction, rehabilitation, addition or other improvement to an existing structure, the total cost of which equals or exceeds 50 percent of current market value of the structure before the start of construction of the improvement.

For any proposed addition, renovation, or alteration on a building within the mapped 100-year floodplain, a Substantial Improvement (SI) determination must be made at the time of building permit review.

For the permit review staff to decide, the applicant must submit documentation verifying the current market value of the structure to be improved, and a detailed itemized cost estimate that includes both materials and labor prepared by a licensed contractor. Staff will use the information provided to determine if the proposed work is considered a substantial improvement.

Substantial Damage Requirements

The term “substantial damage” applies to a structure in a Special Flood Hazard Area – or 100-year floodplain – for which the total cost of repairs is 50 percent or more of the structure’s current market value before the disaster occurred, regardless of the cause of damage.

For permit review staff to decide, the applicant must submit a document verifying the market value of the structure before the disaster occurred, and a detailed itemized cost estimate for the necessary improvements to restore the building back to the pre-damage condition. This estimate must include both materials and labor prepared by a licensed contractor. Staff will use the information provided to determine if a substantial damage determination can be made.

Inspections

Following the approval of a permit, a pre -construction meeting with all the parties involved with the construction of the proposed development will need to be arranged. This is to ensure that all parties understand the floodplain requirements and the documents required for compliance. Applicants are to coordinate and make the necessary arrangements with Inspection staff.

Additional inspections may be required before, during, and after construction. This will be communicated to the applicant during the permit review process. The Applicant will need to coordinate flood inspections with the Inspection staff.

Maryland Flood Insurance Fact Sheet

Maryland Flood Risk Guide & Maps

Flood Facts

Additional Resources

Introduction to Flood Management:

Learn More About Floodplains and Flood Management: