New York, NY Hurricane Preparedness: Flood Elevation (2026)
Key Facts
- Flood-resistant construction elevation
- Appendix G level or 2 ft above grade, whichever higher
- High-risk flood zone
- 1% annual chance of flooding
- Moderate-risk flood zone
- 0.2% annual chance of flooding
- Reference plane, high-risk zone
- up to 10 ft above base plane or curb level
- Reference plane, moderate-risk zone
- up to 5 ft above base plane or curb level
- Definitions last amended
- December 5, 2024
- Governing chapter
- ZR Article VI, Chapter 4
Summary
New York City's Zoning Resolution defines the flood-resistant construction elevation that buildings in flood zones must meet to qualify for Chapter 64's bulk and parking bonuses: the level set by Appendix G of the NYC Building Code, or two feet above the lowest adjacent grade, whichever is higher. The chapter also maps high-risk (1% annual chance) and moderate-risk (0.2% annual chance) flood zones citywide.
Flood-resistant construction elevation: The "flood-resistant construction elevation" shall be the level of flood elevation required by Appendix G of the New York City Building Code for the "Flood design classification" of a building or other structure as set forth therein, or a height of two feet above the lowest grade adjacent to the building or other structure, whichever is higher. ... High-risk flood zone: The "high-risk flood zone" is the area, as indicated on the flood maps, that has a one percent chance of flooding in a given year. Moderate-risk flood zone: The "moderate-risk flood zone" is the area, as indicated on the flood maps, and not within of the high-risk flood zone, that has a 0.2 percent chance of flooding in a given year.
Official source re-checked September 8, 2026: the cited page had not changed since it was quoted.
Full Breakdown
NYC Zoning Resolution Chapter 64, "Special Regulations Applying in Flood Zones," sets the elevation and bulk framework buildings in the city's flood zones can use to rebuild higher and drier after Hurricane Sandy exposed the danger of ground-level construction along the coast. Section 64-11 (last amended 12/5/2024) defines the flood-resistant construction elevation as the level required by Appendix G of the NYC Building Code for a building's Flood design classification, or two feet above the lowest adjacent grade, whichever is higher; a flood-resistant building is one that complies with those standards up to that elevation.
2% annual chance. Section 64-12 makes the chapter's bulk and parking provisions optional: owners who build a flood-resistant building meeting the flood-resistant construction elevation can access Section 64-32's special bulk regulations and Section 64-42's parking modifications, while all zoning lots in a flood zone, elevated or not, may use Section 64-31's general bulk relief and Section 64-41's parking rules. The reference plane, the horizontal plane used to measure a building's height and setbacks, cannot sit above the first story above the flood elevation; in the high-risk zone it can be set anywhere between the flood-resistant construction elevation and 10 feet above the base plane or curb level, and in the moderate-risk zone between that elevation and five feet above grade.
Small detached one- and two-family houses on undersized lots in R1 through R5 districts can qualify as cottage envelope buildings under Section 64-33, but only if they also meet the flood-resistant building standard. The lowest usable floor, meaning any level containing floor area, including basements and cellars as defined in Section 12-10, is measured against these same elevation standards.
Violations & Fines
Enforcement runs through the Department of Buildings, which checks plans against Chapter 64's elevation and bulk limits before issuing a building permit or certificate of occupancy. A building that does not reach the flood-resistant construction elevation cannot use the chapter's floor area, height and parking relief and must instead follow the underlying district's standard bulk rules. An owner seeking relief beyond what Chapter 64 grants outright needs a variance from the Board of Standards and Appeals under Zoning Resolution Article VII.
Frequently Asked Questions
How high must a building be raised in an NYC flood zone?
What's the difference between NYC's high-risk and moderate-risk flood zones?
Is elevating above the flood elevation required for every building in an NYC flood zone?
Sources & Official References
Other rules in New York
New York rules heatmap·Compare New York to another location·View the New York hurricane preparedness overview
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