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Sumner County, TN Environmental Rules: Flood Zones (2026)

Significant Restrictions

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

FEMA flood zone rules in Sumner County, TN, also called floodplain regulations or special flood hazard area (SFHA) rules, determine flood insurance requirements and elevation standards for new construction.

Key Facts

Applies to: Unincorporated Sumner County only
Administrator: County Engineer
Permit required: Before any development in flood hazard area
FIS date: February 26, 2021
Penalty: Misdemeanor, state-set fine, daily offense
Appeal body: Board of Zoning Appeals, 60-day hearing

FEMA Flood Zone Lookup

FEMA assigns every parcel in the U.S. a flood-hazard designation on its Flood Insurance Rate Maps (FIRMs). Zones starting with A or V are high-risk Special Flood Hazard Areas where federally backed mortgages require NFIP flood insurance. Zone X indicates moderate-to-minimal risk, where insurance is optional but often recommended. Your specific zone determines insurance cost, build elevation, and permit requirements in Sumner County, TN.

Zone	What it means	NFIP required?
A	High-risk flood area; 1% annual chance flood, no detailed analysis.	Yes
AE	High-risk; same as A but with established Base Flood Elevations.	Yes
AH	High-risk shallow flooding (1-3 ft), usually ponding.	Yes
AO	High-risk shallow flooding (1-3 ft) with sheet flow on sloping terrain.	Yes
V	High-risk coastal zone subject to wave action (no BFE).	Yes
VE	High-risk coastal zone with wave action and established BFEs.	Yes
X (shaded)	Moderate risk; between the 1% and 0.2% annual chance flood.	Recommended
X	Minimal risk; outside the 0.2% annual chance floodplain.	No

Look up Sumner County, TN on the FEMA flood map

FEMA maps update periodically; verify zone before buying flood insurance or building.

Summary

In unincorporated Sumner County, no development can occur in an Area of Special Flood Hazard without a permit from the County Engineer, who serves as Floodplain Administrator. Violators face a misdemeanor charge, court-set fines under Tennessee statutes, and daily penalties for a continuing violation.

City-specific rules exist: Hendersonville has its own flood zones rules that differ from Sumner County's county-level regulations. If you live in Hendersonville, check the city-specific page instead.

A. Application: This Chapter shall apply to all areas within the unincorporated area of Sumner County, Tennessee. ... C. Requirement for Development Permit: A development permit shall be required in conformity with this Resolution prior to the commencement of any development activities. D. Compliance: No land, structure or use shall hereafter be located, extended, converted or structurally altered without full compliance with the terms of this Resolution and other applicable regulations. ... H. Penalties for Violation: Violation of the provisions of this Chapter or failure to comply with any of its requirements ... shall constitute a misdemeanor punishable as other misdemeanors as provided by law. Any person who violates this Chapter ... shall, upon adjudication therefore, be fined as prescribed by Tennessee statutes, and in addition, shall pay all costs and expenses involved in the case. Each day such violation continues shall be considered a separate offense.

Source: Tennessee Code AnnotatedView official code

Full Breakdown

Chapter 10 of the Sumner County Zoning Resolution, adopted under Tenn. §§ 13-7-101 through 13-7-115, applies only in the unincorporated county and governs every Area of Special Flood Hazard shown on FEMA's Sumner County Flood Insurance Study (dated February 26, 2021) and the accompanying Flood Insurance Rate Map panels, which Section 1003(B) adopts by reference into the Resolution. Section 1003(C) requires a development permit before any development activity begins in a mapped flood hazard area, and Section 1003(D) bars locating, extending, converting or structurally altering any land, structure or use without full compliance with the Chapter.

The County Engineer, designated Floodplain Administrator under Section 1004(A), reviews permit applications that must include a surveyor-certified floodplain and floodway delineation and the elevation of the proposed lowest floor. Section 1003(E) makes the stricter of this Chapter or any conflicting covenant or easement control, and Section 1003(F) treats every standard as a minimum. Section 1003(H) makes a violation, including breach of a variance condition, a misdemeanor punishable as other misdemeanors under state law, with fines set by Tennessee statute plus all case costs, and each day a violation continues counts as a separate offense.

Property owners denied a permit or contesting the Administrator's interpretation appeal to the Sumner County Board of Zoning Appeals under Section 1006, which must hold a hearing within 60 days of the filed appeal and requires the applicant to cover public-notice costs.

Violations & Fines

A floodplain violation is charged as a misdemeanor under Section 1003(H), with fines set by Tennessee statute plus all court costs and expenses of the case; each day the noncompliant structure or use continues is treated as a separate, additional offense. The County can also pursue any other lawful remedy alongside the criminal charge.

Frequently Asked Questions

Do I need a permit to build in a Sumner County flood zone?

Yes. Section 1003(C) requires a development permit before any development activity begins in an Area of Special Flood Hazard, and Section 1003(D) prohibits locating, extending or structurally altering anything in that area without full compliance with Chapter 10.

Who enforces Sumner County's floodplain rules?

The County Engineer, designated as Floodplain Administrator under Section 1004(A), reviews permit applications and floodplain surveys. Violations are prosecuted as misdemeanors under Section 1003(H) with fines set by Tennessee statute.

What happens if I build without a floodplain permit?

It is a misdemeanor under Section 1003(H), punishable by a fine under state law plus all case costs, and each day the violation continues is a separate offense, so penalties compound the longer noncompliance lasts.

Can I appeal a floodplain permit denial in Sumner County?

Yes. Section 1006 lets an aggrieved applicant appeal an Administrator decision to the Board of Zoning Appeals, which must hold a hearing within 60 days of the filing, with the applicant covering the public notice costs.

Sources & Official References

[1]Sumner County Zoning Resolution, Chapter 10 (Flood Hazard Districts)

Other rules in Sumner County

Parking Rules: RV & Boat ParkingSome Restrictions Stormwater ManagementSignificant Restrictions Erosion ControlSome Restrictions Flood Elevation RequirementsSome Restrictions Noise Ordinances: Amplified Music & Outdoor SoundSome Restrictions Noise Ordinances: Decibel LimitsSome Restrictions Parking Rules: Driveway RulesSome Restrictions Parking Rules: Loading ZonesSome Restrictions Fence Regulations: Retaining WallsSome Restrictions

All Sumner County rules

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Flood Zones in Cities Across Sumner County

Hendersonville, TN