Hendersonville, TN Environmental Rules: Flood Zones (2026)

Chapter 3 of Title 18 (National Flood Insurance Program Regulations) requires, under Section 18-308, that a development permit be obtained in conformity with this chapter prior to the commencement of any development activities within Hendersonville's mapped Areas of Special Flood Hazard. Section 18-309 backs that permit mandate with a blanket compliance rule: no land, structure, or use may be located, extended, converted, or structurally altered without full compliance with the terms of this chapter and other applicable regulations. Section 18-310 clarifies the chapter doesn't erase existing easements, covenants, or deed restrictions, but wherever it conflicts or overlaps with another regulatory instrument, whichever imposes the more stringent restriction prevails, and Section 18-311 directs that every provision be treated as a minimum requirement and construed liberally in the City's favor.

The Public Works Director serves as the chapter's Administrator under Section 18-314, reviewing every permit application. Section 18-315 requires applicants to submit, at the application stage, the proposed elevation of the lowest floor relative to mean sea level where Base Flood Elevation data exists, a description of any watercourse alteration, and, for substantially damaged or improved structures, a detailed itemized cost estimate from a licensed contractor or professional estimator; after construction, the permit holder must file a Finished Construction Elevation Certificate before a Certificate of Occupancy issues.

Section 18-316 charges the Administrator with notifying the Tennessee Emergency Management Agency and FEMA before any watercourse is altered or relocated, and with resolving disputes over the exact boundary of a mapped Special Flood Hazard Area, subject to appeal. Section 18-312 warns that the chapter's flood protection standards are a regulatory minimum and create no city liability for flood damage that occurs despite compliance.