Hendersonville, TN Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- AE zone freeboard
- 2 feet above Base Flood Elevation
- Unmapped A zone standard
- 3 feet above highest adjacent grade
- Administrator
- City Public Works Director
- Proof required
- FEMA elevation certificate before occupancy
Summary
New and substantially improved homes in Hendersonville's AE flood zones must sit at least two feet above the FEMA base flood elevation, one foot more than the minimum FEMA requires.
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 two (2) 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 this section: "Enclosures."
Within approximate A Zones where Base Flood Elevations have not been established and where alternative data is not available, the administrator shall require the lowest floor of a building to be elevated to a level of at least three (3) feet above the highest adjacent grade (as defined in Article II). 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 this section: "Enclosures."
2.Non-Residential Structures.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 4).
Full Breakdown
Under City Code § 18-318, new construction and substantial improvements to residential buildings in AE zones, where FEMA has set a Base Flood Elevation, must have their lowest floor, including any basement, elevated to at least two feet above that elevation. Where no Base Flood Elevation has been established (approximate A zones), the lowest floor must sit at least three feet above the highest adjacent grade. Non-residential buildings can meet the same elevations through certified floodproofing instead of elevation. The Public Works Director administers the program and requires a FEMA elevation certificate before occupancy.
Violations & Fines
Building without meeting the elevation standard, or without the required FEMA elevation or floodproofing certificate, is a misdemeanor under § 18-313, fined per Tennessee statute with each day a separate offense.
Frequently Asked Questions
How far above the base flood elevation must a Hendersonville home be built?
What if my lot has no mapped base flood elevation?
Sources & Official References
Other rules in Hendersonville
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