Flood Protection

Flood Zone and Flood Ordinance changes in effect January 29,2021. 

 Please note, new FEMA Flood Insurance Rate Maps (FIRM’s) for Charleston County and Town Flood Damage Prevention Ordinance (Flood Ordinance) revisions become effective on January 29, 2021.  Here are a few key points to know about these changes:

  •   The new flood maps are adopted and become effective on 1/29/21.
  •   Design Flood Elevation (DFE) is changing from Base Flood Elevation (BFE) plus one (1) foot to BFE plus two (2) feet.
  •   A new flood zone, the Coastal A Zone, is shown on the new flood maps. Coastal A Zones will be regulated in the same manner as VE Zones.
  •    The maximum size (cumulative) of enclosures below elevated AE Zone buildings is increasing from 200 square feet to 299 square feet.
  •    A maximum size for residential accessory buildings, such as garages and storage buildings, has been added – 600 square feet.
  •    The cumulative period for substantial improvements has been reduced from ten (10) years to five (5) years.
  •   The definitions for elevated and crawl space buildings have been adjusted.

Please click here to read the new ordinance.

To view your new flood zone please click here

Please contact us today if you have any questions about how these changes may affect your upcoming project.  Key point to remember, any permit issued on or after January 29, 2021, will be reviewed to reflect the new flood zone and flood ordinance changes.

Flood Guidelines

The Town of Mount Pleasant provides several important services to residents and businesses within the Special Flood Hazard Areas (Zones AE and VE) as identified by the Federal Emergency Management Agency (FEMA).
  • Annual Flood Prevention Information--The Town releases information such as property protection measures, flood safety information, etc. that can be used to help protect yourself and your property against flooding.
  • Participation in the Community Rating System (CRS) Program--The CRS program rates the Town based on outreach projects and activities, enforcement of construction regulations pertaining to flood damage prevention, and participation in the Charleston Regional Hazard Mitigation Plan. Based on this rating, residents can receive a reduction in their annual flood insurance premiums. The Town of Mount Pleasant is currently rated as a Class 6 community and therefore, residents receive a 20% premium reduction.
  • Participation in the National Flood Insurance Program (NFIP)--Participation in the NFIP makes it possible for property owners to obtain federally backed flood insurance.
  • Map Determinations--The Town responds to verbal and written inquiries regarding flood zones and base flood elevations for properties located in the Town of Mount Pleasant.
  • Flood Insurance Rate Maps (FIRM)--These maps are created by FEMA and used to determine the base flood elevation. These are available for public view or can be purchased from FEMA through their Map Service Center.
  • Elevation Certificates--These are maintained on file by the Town and are required to be submitted for all structures built in Special Flood Hazard Areas.

Flood Hazard

Two types of flooding occur in Mount Pleasant: localized flooding and flooding from rising water caused by a storm. Localized flooding is caused from blocked drainage systems or inadequate drainage facilities. Storm flooding or "storm surge" is due to rising water caused by tropical storms and hurricanes. This type of flooding may also have wave action wihich could exert velocity impact forces against structures located in coastal high hazard areas (VE flood zones).

The most recent events that have extensively flooded the low areas of Mount Pleasant include an extreme high tide on New Year's Day in 1987 and Hurricane Hugo in 1989. High water marks resulting from Hurricane Hugo have been surveyed and are shown on maps maintained by the Town of Mount Pleasant.

Flood Insurance


The Town of Mount Pleasant is a participant in the National Flood Insurance Program (NFIP), which makes it possible for Mount Pleasant property owners to obtain federally backed flood insurance. This insurance is available to any owner of insurable property (building or contents). Tenants can obtain coverage for their personal property, even if the owner does not buy structural coverage on the building. Flood insurance is affordable and is available no matter what your risk. The Town urges all persons who live or own property in high-risk flood hazard areas (AE and VE flood zones) to purchase flood insureance to protect themselves from flooding losses. Even those located in low-to-moderate-risk areas should carry coverage. High-risk area homes have a 26% chance of being damaged by a flood over the life of a 30 year mortgage. Nearly 1 in 4 flood insurance claims are paide on policies in low-to-moderate-risk areas. For more information, call your insurance agent or visit www.floodsmart.gov.