Flood Zone Information and Flood Insurance

Standard homeowner’s insurance policies do not cover losses due to flooding. The City of Roanoke participates in the National Flood Insurance Program (NFIP), which makes it possible for Roanoke property owners of obtain federally-backed flood insurance. The NFIP includes Increased Cost of Compliance (ICC) coverage for all new and renewed Standard Flood Insurance Policies. This insurance is available to any owner of insurable property (buildings and/or contents) in Roanoke. The average annual premium for this insurance on a residential home is about $2000. The actual cost will vary depending on the amount of coverage and the degree of flood hazard. This insurance is required to purchase a home within or near the FEMA floodplain with a federally backed mortgage. 

If you are considering flood insurance, constructing a new building, or adding to an existing building, you may need to know if your property is located within a floodplain. For any property located in the City of Roanoke, the Stormwater Division will provide the following information based on the Flood Insurance Rate Map (FIRM):


  • Flood Zone and Floodway Determinations,
  • Base Flood Elevations (BFEs),
  • FIRM and Panel numbers,
  • Elevation Certificates (if available),
  • Information on areas with Natural Floodplain Functions, and
  • Information on local drainage problems.
This information, as well as the FIRM zone, community number, panel number, FIRM date and elevation datum used on the FIRM is also available by using the city's Geographic Information System (GIS). The map information provided by the City is general in nature and is not considered a “guaranteed” determination. The mortgage lender is responsible for determining if a flood insurance policy is required for a loan. 

Permit Requirements



Always verify Department of Planning, Building and Development before you build, re-grade, or fill on your property. A special permit is required for any activity occurring within a floodplain area. New buildings in the floodplain must be protected from flood damage. Our building code requires that new buildings or ‘substantial improvements’ to existing buildings must be constructed with the lowest floor elevated or floodproofed to a minimum of two feet above the base flood elevation. A substantial improvement is any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of that structure.



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