What is Freeboard? Zoning Definition

Freeboard is the extra elevation above the Base Flood Elevation (BFE) that a local government requires for new construction in flood hazard areas. While FEMA's minimum standard requires buildings to be constructed to the BFE, many communities adopt freeboard requirements of one, two, or even three additional feet. This added height provides a buffer against floods that exceed the predicted 100-year flood level, accounting for uncertainties in flood modeling, climate change, and upstream development.

For example, if the BFE at a building site is 30 feet above sea level and the community requires two feet of freeboard, the lowest floor of a new house must be built at 32 feet above sea level or higher. This additional elevation costs relatively little during initial construction but can save thousands of dollars in avoided flood damage and lower insurance premiums over the life of the building.

Communities that adopt freeboard requirements earn credit under FEMA's Community Rating System (CRS), which can reduce flood insurance premiums for all policyholders in the community by 5% to 45%. The higher the freeboard requirement and the more floodplain management activities a community undertakes, the greater the discount. This creates a financial incentive for communities to exceed FEMA's minimum standards.

When planning construction in a flood zone, always check with your local floodplain administrator or building department to determine whether a freeboard requirement applies. Building above the minimum BFE — even when freeboard is not required — is strongly recommended by FEMA and insurance professionals as a cost-effective way to reduce flood risk and insurance costs.