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

Some Restrictions

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

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

Key Facts

Enforcing agency: County Engineer (flood management officer)
Permit required: Before any development activity
Elevation standard: 1 ft above base flood elevation
Penalty: Up to $200 fine, 30 days jail
Applies only to: Unincorporated Greenwood County
FIRM effective date: May 3, 2011
Appeals body: Board of Appeals and Adjustments

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 Greenwood County, SC.

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 Greenwood County, SC on the FEMA flood map

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

Summary

In unincorporated Greenwood County, the county engineer requires a development permit before any construction, fill, or grading begins in a FEMA-mapped special flood hazard area. New or substantially improved homes must sit at least one foot above the base flood elevation, and floodways bar encroachments that would raise flood levels. Violating the floodplain chapter is a misdemeanor punishable by a $200 fine, 30 days in jail, or both.

These county ordinances apply to unincorporated areas of Greenwood County. Incorporated cities within the county may have their own rules that take precedence over county-level regulations.

This chapter shall apply to all areas of special flood hazard within the jurisdiction of the county, excluding therefrom any areas within any incorporated municipality in the county. ... A development permit shall be required in conformance with the provisions of this chapter prior to the commencement of any development activities. ... New construction or substantial improvement of any residential structure shall have the lowest floor, including basement, elevated no lower than one foot above the base flood elevation. ... Violation of the provisions of this chapter or failure to comply with any of its requirements, including violation of conditions and safeguards established in connection with grants or variance or special exceptions, shall constitute a misdemeanor. Any person who violates this chapter or fails to comply with any of its requirements shall, upon conviction thereof, be fined not more than $200.00 or imprisoned for not more than 30 days, or both, and, in addition, shall pay all costs and expenses involved in the case. Each day such violation continues shall be considered a separate offense.

View official code

Full Breakdown

Greenwood County Code Title 6, Chapter 6 governs development in the special flood hazard areas mapped on FEMA's flood insurance rate maps, effective May 3, 2011, and applies only to the unincorporated county, excluding the City of Greenwood and the county's other municipalities. Anyone proposing development in a mapped flood zone must first obtain a development permit from the county engineer, who serves as the flood management officer under Section 6-6-21. The permit application must show the elevation of the proposed lowest floor in relation to mean sea level, and within 21 calendar days of setting that floor a registered surveyor or engineer must certify the as-built elevation; failing to submit that certification is grounds for a stop-work order.

New residential construction and substantial improvements must have the lowest floor, including any basement, at least one foot above the base flood elevation; nonresidential structures may instead be floodproofed and certified watertight by a professional engineer or architect. Floodways are treated as the most hazardous zone: fill, new construction, or other encroachments are prohibited unless an engineer certifies no increase in base flood discharge levels, and mobile homes cannot be placed in a floodway except in an existing mobile home park. Subdivisions of 50 lots or five acres or more must supply base flood elevation data. The board of appeals and adjustments hears variance requests, weighing factors like danger to life, availability of alternative sites, and effect on emergency access.

Violations & Fines

Under Section 6-6-13, violating the floodplain chapter, including violating variance conditions, is a misdemeanor. Conviction carries a fine of up to $200, up to 30 days in jail, or both, plus case costs, and each day the violation continues counts as a separate offense. The county engineer can also issue a stop-work order under Section 6-6-22(5) if a required elevation certification is not submitted or corrected.

Frequently Asked Questions

Do I need a permit to build in a flood hazard area in unincorporated Greenwood County?

Yes. Section 6-6-8 requires a development permit from the county engineer before any development activity begins in a mapped special flood hazard area, and the engineer reviews the application under Section 6-6-22 before work can start.

How high above the flood level must a new house be built?

Under Section 6-6-32(1), new or substantially improved residential structures must have the lowest floor, including any basement, elevated at least one foot above the base flood elevation shown on FEMA's flood insurance rate map for the site.

What happens if someone builds in the floodplain without a permit?

Section 6-6-13 makes it a misdemeanor, punishable on conviction by a fine of up to $200, up to 30 days imprisonment, or both, plus costs, with each day of continued violation treated as a separate offense the county can prosecute.

Does this floodplain chapter apply inside the City of Greenwood?

No. Section 6-6-6 states the chapter applies to all areas of special flood hazard within the county's jurisdiction, excluding any areas inside an incorporated municipality, so City of Greenwood, Ninety Six, and other town limits follow their own rules.

Sources & Official References

[1]Code of Greenwood County, South Carolina (Municode)

Other rules in Greenwood County

Fence Regulations: Height LimitsLight Restrictions Parking Rules: RV & Boat ParkingSome Restrictions Boat Dock PermitsSome Restrictions Erosion ControlSignificant Restrictions Stormwater ManagementSignificant Restrictions Flood Elevation RequirementsSome Restrictions Parking Rules: Loading ZonesSome Restrictions Parking Rules: Commercial & Oversized VehiclesHeavy Restrictions Parking Rules: Abandoned VehiclesSome Restrictions Fence Regulations: Retaining WallsLight Restrictions

All Greenwood County rules

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