Flood vents

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Q. What is a flood vent, and why do I need to put them in? I live in a flood zone, and NY Rising told me I need to meet FEMA standards to rebuild. My crawl space is only 8 inches lower than the yard and my walk-up to the first floor is 7 feet above the yard. If I want to park my car underneath, do I have to raise my house? Is it an absolute or an option? This is very confusing, because I got an “award letter” for $31,000 but with a cap of $300,000, and I’m not sure what to do.

A. This whole process has been very confusing, mainly due to changes and adjustments to policy and “award” amounts. I applaud the shift away from waiting a year to pay architects and contractors. That never would have worked.

First, flood vents are designed to open once water has gotten into a contained area, to relieve the water pressure. Studies from the tsunami in Japan show that water pressure in a building is the main cause of collapse — internal forces push the walls outward. You need flood venting. As for what to do to park underneath, saving yard space and getting your car off the street (which is safer in flood conditions) means raising your house to get enough clearance for a 7-foot-tall standard garage door plus enough ceiling height for garage door tracks or an SUV.

If you decide to raise your house, you should move your electric service, laundry space and utilities to higher levels. FEMA also requires that your below-level areas be filled in, up to ground level. All these requirements allow you to keep the flood insurance costs lower, since rates are going to rise substantially. Consider that money is available to help you do this once and for all. You don’t have to do this if your house was not listed as more than 50 percent, damaged, also referred to as “substantially” damaged.

The amount you have been “awarded,” $31,000, is only the initial amount determined to restore damaged areas. This amount does not yet address the problem-solving requirements to “mitigate,” or prevent further damage, so you’ll need to meet with your NY Rising caseworker, who will instruct you to have plans made by an architect or engineer, then get three bids from contractors for NY Rising to review. But even after NY Rising approves your home, you still need to apply for permits and, depending on the number of people ahead of you, your height increase (above the allowable) and other zoning restrictions, it could take you many months before you’re allowed to start. Hopefully, building departments and zoning boards, heavily burdened with applications, can manage the load with more staff or more hearing dates to get people back to their normal lives again. It’s been a challenge!

©2014 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.