Franklin, TN Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- Residential freeboard
- 3 ft above BFE
- Nonresidential freeboard
- 1 ft above BFE
- Zone type
- AE mapped flood zones
- Enforcing official
- Zoning and Floodplain Administrator
- Permit required
- floodplain development permit
Summary
Franklin's 2026 zoning ordinance requires new or substantially improved homes in AE flood zones to elevate the lowest floor at least three feet above the base flood elevation, one foot more than FEMA's minimum.
In AE Zones, where base flood elevation data is available, new construction and substantial improvement of any residential building (or manufactured home) shall have the lowest floor, including basement, elevated to no lower than three feet above the base flood elevation. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate equalization of flood hydrostatic forces on both sides of exterior walls shall be provided in accordance with the standards of Clause 17.6.4.B.3, Enclosures, Within approximate A Zones where base flood elevations have not been established and where alternative data is not available, the floodplain
administrator shall require the lowest floor of a building to be elevated to a level of at least three feet above the highest adjacent grade. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate equalization of flood hydrostatic forces on both sides of exterior walls shall be provided in accordance with the standards of Clause 17.6.4.B.3, Enclosures.
Full Breakdown
Under § 17.6.4.B.1, new construction and substantial improvements to residential buildings and manufactured homes in mapped AE flood zones must have the lowest floor, including any basement, elevated to no lower than three feet above the base flood elevation: a three-foot freeboard that exceeds the one-foot minimum FEMA sets nationally. Where base flood elevations haven't been established (approximate A zones), the Floodplain Administrator instead requires the lowest floor at least three feet above the highest adjacent grade. Nonresidential buildings need only one foot of freeboard above BFE, or equivalent floodproofing certified by a Tennessee-registered engineer or architect. The Zoning and Floodplain Administrator enforces the standard and issues floodplain development permits.
Violations & Fines
Building or substantially improving below the required elevation without a floodplain development permit is a violation; the City presumes noncompliance absent an elevation certificate and can require corrective elevation work or floodproofing.
Frequently Asked Questions
How high above the flood line must I build in Franklin?
Does this apply to additions and manufactured homes, not just new houses?
Sources & Official References
Other rules in Franklin
Compare Franklin to another location·View the Tennessee environmental rules overview
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