Virginia Beach, VA Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- Residential freeboard
- 2 ft above BFE (or 1 ft above 100-yr HGL)
- V/VE zone elevation
- 3 ft above BFE, on pilings
- Governing body
- Floodplain Ordinance, App. K
- Enforced by
- City floodplain administrator
- Proof required
- Elevation certificate before CO
Summary
New homes in Virginia Beach's mapped floodplains must set the lowest floor at least 2 feet above base flood elevation, per the city's Floodplain Ordinance.
Residential construction requirements. The lowest floor, including basement, shall be set to the higher of the following:i.A minimum of two (2) feet above the base flood elevation established on the most recent FIRM or by the most recent FIS; orii.A minimum of one (1) foot above the 100-year HGL elevation measured at the nearest existing or proposed public drainage structure or BMP, in the City Stormwater Master Plan.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 170 Update 1).
Full Breakdown
In AE, AH, A, X and X-Shaded flood zones, the Floodplain Ordinance (Appendix K to the City Code) requires new and substantially improved residential structures to set the lowest floor, including any basement, at the higher of 2 feet above the base flood elevation shown on the FEMA FIRM/FIS, or 1 foot above the 100-year HGL elevation at the nearest public drainage structure or BMP in the City Stormwater Master Plan. Non-residential buildings must meet the same elevation or be engineer-certified as flood-proofed. Coastal high-hazard V/VE zones require elevation on pilings 3 feet above BFE instead. An elevation certificate must go to the floodplain administrator before foundation and final inspections.
Violations & Fines
Building below the required elevation without a variance blocks issuance of a certificate of occupancy and voids compliance with the VA Uniform Statewide Building Code; the floodplain administrator can withhold inspections and CO approval, and non-compliant structures risk loss of NFIP flood insurance eligibility.
Frequently Asked Questions
How much above base flood elevation must a new house be built in Virginia Beach?
Does the elevation requirement apply outside FEMA-mapped flood zones?
Sources & Official References
Other rules in Virginia Beach
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