Building Code Piling Elevation Requirements in Coastal Texas

• Pilings like these support many buildings on the coast of Texas.pilings image by Andrey Boriskin from Fotolia.com
  
  Coastal Texas is an area that is often dramatically affected by active thunderstorms and violent hurricanes. Texas legislators have created a building code tailored to the active environment. One area of that code deals with pilings, which strengthen the foundation of homes built on the coast. These pilings must meet very specific requirements.
  
  

Understanding Piling Elevation Requirements

• Piling elevation requirements for buildings in coastal or flood-prone areas are established by the Federal Emergency Management Association (FEMA). State legislatures are required to incorporate these mandates into their building codes. In the area of pilings, elevation requirements are determined according to the zone where the building is built. FEMA has established two zone categories: V zones and A zones. Building according to these zone requirements helps to prevent or lessen the loss of life and economic burden that occurs after large hurricanes make landfall.
  
  

V-Zone Elevation Requirements

• V zones are high-hazard zones along the Texas coast where properties could be damaged by waves 3 feet and higher. Waves 3 feet and higher are considered "critical waves" by FEMA because they cause the most damage. Buildings built in V zones must have pilings that are of a height such that the bottom of the lowest structural component is not affected by waves that reach the critical height of 3 feet. This is called the Base Flood Elevation (BFE). BFE varies significantly, which is why V zones are further broken down into 30 subzones. Home builders in V zones must pay a fee to have a licensed engineer survey the property and issue an elevation certificate.
  
  

A-Zone Elevation Requirements

• A zones are low-hazard zones where waves cannot become higher than 3 feet. Even though the threat of weather damage is much lower in these zones, pilings must still meet the Base Flood Elevation as determined by a professional. Home builders in A zones must pay a fee (usually much lower than the V zone inspection fee) to have a licensed engineer survey the property and issue an elevation certificate once the requirements have been met.