Beaufort County, SC Environmental Rules: Flood Zones (2026)

Beaufort County administers floodplain regulations through Chapter 78 of the County Code (Floods) and the County's standalone Flood Damage Prevention Ordinance, both enforced by the Building Codes Department's Floodplain Manager (843-255-2065). As an NFIP participating community, the County has formally adopted the FEMA Flood Insurance Study and the Digital Flood Insurance Rate Maps (DFIRMs) for the Beaufort County unincorporated area that became effective in 2021. These maps delineate Special Flood Hazard Areas (Zones A, AE, AO, VE) along the Atlantic Ocean, Port Royal Sound, Broad River, Coosaw River, Beaufort River, and the area's many tidal creeks and marshes. New buildings, manufactured homes, and substantial improvements in mapped SFHAs must be elevated to or above the Base Flood Elevation (BFE) plus county freeboard, with elevation referenced to the NAVD 1988 vertical datum used on the current FIRMs. In coastal V/VE zones, the lowest horizontal structural member must be elevated above BFE on pile or column foundations with breakaway walls below, and the foundation system must be designed by a South Carolina registered professional engineer or architect; mobile and manufactured homes are not permitted in V/VE zones. Under the NFIP substantial improvement and substantial damage rule (50% of market value), additions, remodeling, or repairs that meet or exceed 50% of the building's market value require the entire structure to be brought into full compliance with current floodplain standards, including elevation above BFE. A finished construction Elevation Certificate prepared by a South Carolina licensed surveyor or engineer must be submitted to Building Codes prior to final inspection, and the County maintains Elevation Certificates on file for issued permits. Property owners can request Letters of Map Amendment (LOMA) or Letters of Map Revision (LOMR) through FEMA's Map Service Center at msc.fema.gov. Stormwater discharge and post-construction runoff are administered separately through the County stormwater program in coordination with SCDHEC and SCDNR.