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Virginia Beach, VA Environmental Rules: Flood Zones (2026)

Some Restrictions

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

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

Key Facts

Residential lowest floor: 2 ft above base flood elevation
Floodway fill/construction: no rise in flood levels allowed
Manufactured homes in floodway: prohibited
Permit needed: for all floodplain development
Administered by: city floodplain administrator

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 Virginia Beach, VA.

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 Virginia Beach, VA on the FEMA flood map

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

Summary

Any fill, building, or substantial improvement inside a mapped Virginia Beach flood zone needs a floodplain development permit, and new homes must set their lowest floor above the base flood elevation.

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; or ii. 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.

Source: City Code Appendix K — Floodplain OrdinanceView official code

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

The city's Floodplain Ordinance (City Code, Appendix K) applies wherever FEMA's Flood Insurance Rate Map shows a special flood hazard area, including Floodway, AE, AH, A, AO, Coastal A, and V/VE districts. A permit is required before any development in these districts, and the floodplain administrator reviews sites for flood safety. New residential construction must set the lowest floor, including any basement, at least two feet above the base flood elevation or one foot above the 100-year HGL elevation from the City Stormwater Master Plan, whichever is higher. Within the Floodway District, no fill or construction that would raise flood levels is allowed at all, and new or replacement manufactured homes are barred outright.

Violations & Fines

Building without a floodplain permit, or below the required elevation, lets the floodplain administrator withhold the elevation certificate and certificate of occupancy until the structure is brought into compliance; unpermitted floodway fill that raises flood levels is expressly prohibited and cannot be varianced.

Frequently Asked Questions

Do I need a permit to fill or build on my Virginia Beach lot near the water?

Yes, if it's in a mapped special flood hazard area: any fill, structure, or substantial improvement needs a floodplain development permit before work starts.

How high must a new house be built in a Virginia Beach flood zone?

The lowest floor, including basement, must sit at least two feet above the base flood elevation, or one foot above the 100-year HGL elevation, whichever is higher.

Sources & Official References

[1]Virginia Beach City Code, Appendix K — Floodplain Ordinance

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