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Mount Pleasant, SC Environmental Rules: Flood Elevation Requirements (2026)

Some Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Freeboard added: Two feet above FEMA base flood elevation (§152.04)
Residential floor rule: Lowest floor, including basement, at or above DFE
Crawl space option: Needs flood-vent openings meeting §152.23
Nonresidential option: Floodproofing allowed with engineer certification (§152.22(C))
Equipment rule: Electrical, HVAC and plumbing kept above the DFE
Max penalty: $500 fine, 30 days jail, or FEMA action (§152.99)

Summary

Mount Pleasant sets its design flood elevation two feet above FEMA's base flood elevation under § 152.04, and § 152.22 requires new or substantially improved residential construction to elevate the lowest floor, including any basement, no lower than that design flood elevation.

DESIGN FLOOD ELEVATION (DFE). The elevation of the base flood plus two feet at any given location in areas of special flood hazard. ... (A) Residential construction. New construction or substantial improvement of any residential building (or manufactured home) shall have the lowest floor, including basement, elevated no lower than the design flood elevation.

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Full Breakdown

04 as the base flood elevation plus two feet of freeboard at any location within an area of special flood hazard, a margin above FEMA's mapped base flood the town adds for extra protection. 23. 22(C), though they may be floodproofed instead if a registered engineer or architect certifies the building meets the watertight, structurally resistant standard the section sets out. 20 backs the elevation requirement with related standards: electrical, heating, plumbing and similar equipment cannot sit below the design flood elevation except for essential lighting and power circuits, and where an existing non-compliant building adds an improvement, the lowest floor of that addition can never sit lower than the base flood elevation plus the town's freeboard.

Violations & Fines

Elevating a new home or a substantial improvement below the two-foot freeboard design flood elevation violates § 152.22, and any violation of Chapter 152 is a misdemeanor under § 152.99: a fine of up to $500, up to 30 days in jail, or both, plus case costs, with the town also able to notify FEMA to pursue a Section 1316 National Flood Insurance Act action against a noncompliant structure.

Frequently Asked Questions

How much freeboard does Mount Pleasant require above base flood elevation?

Two feet. Section 152.04 defines the town's design flood elevation as the FEMA base flood elevation plus two feet, and § 152.22 requires new or substantially improved residential construction to set its lowest floor no lower than that number.

Does a crawl space foundation meet the elevation rule?

Yes, if the perimeter walls used to elevate it include flood openings sized under § 152.23 to let floodwater move through freely; the walls themselves still cannot sit below the design flood elevation without those openings.

Can a commercial building be floodproofed instead of elevated?

Yes, under § 152.22(C), if a registered professional engineer or architect certifies that the below-elevation areas are watertight and can resist hydrostatic and hydrodynamic loads and buoyancy, with that certification filed with the Building Official under § 152.51(I).

Sources & Official References

[1]Mount Pleasant Code of Ordinances, Ch. 152

Other rules in Mount Pleasant

Parking Rules: Overnight ParkingSome Restrictions Parking Rules: RV & Boat ParkingSome Restrictions Erosion ControlSome Restrictions Flood ZonesSome Restrictions Stormwater ManagementSome Restrictions Parking Rules: Loading ZonesSome Restrictions Parking Rules: Driveway RulesSome Restrictions Parking Rules: EV ChargingLight Restrictions Fence Regulations: Fence Permit RequirementsLight Restrictions

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