Flood Zones: How to Protect Your Commercial Property from Hurricane Flooding

Hurricanes are becoming more frequent and intense, and with them, the risk of flooding increases. According to NOAA, there is a 60% chance of an above-normal hurricane season this year, with 6 to 10 hurricanes and 3 to 5 major hurricanes forecasted. 

Flood zones are critical in determining a property’s flood risk, influencing everything from insurance requirements to construction standards. But flood threats don’t stop at the boundaries of high-risk zones. Even businesses in lower-risk areas can face serious damage from storm surges, unexpected rainfall, or poor drainage systems. 

Protecting your commercial property from hurricane flooding requires more than just understanding your flood zone. It demands a comprehensive approach, including proactive planning, effective flood-proofing measures, and a responsive commercial flood restoration strategy that minimizes disruption and protects your business. 

Prepare now, and you'll be ready for whatever the season brings. 

What Are Flood Zones? 

Flood zones are geographical areas that are classified based on their level of flood risk. They are typically defined by the Federal Emergency Management Agency (FEMA) and are used for determining flood insurance requirements and setting construction standards.  

FEMA Flood-Zone Designations 

FEMA categorizes flood zones using a variety of designations, with the most common being: 

• Zone A: Areas at a high risk for flooding, typically experiencing a 1% chance of annual flooding and a 26% chance of flooding over the life of a 30‐year mortgage. In these zones, flood insurance is typically required for properties with federally backed loans. 

• Zone AE: A more detailed version of Zone A, this designation includes specific flood elevations, which indicate the base flood elevation (BFE) — the height at which floodwaters are expected to rise. 

• Zone VE: These zones are typically located along coastlines, where storm surges—large waves caused by hurricanes—pose an additional risk. The “V” stands for “velocity,” indicating the strength of the floodwaters due to wave action and high winds. Properties in Zone VE are subject to stricter building codes to help withstand the severe conditions brought on by these forces. 

• Zone X: Areas considered to have a low or minimal risk of flooding. However, they are not exempt from flooding, as severe weather patterns or rapid urban development can sometimes lead to unexpected flood events. 

Geographic & Topographic Factors 

While FEMA’s flood-zone maps provide valuable information, the risk of flooding is also influenced by the geography and topography of a given area. 

Coastal properties are at higher risk for storm surges, which can cause rapid and severe flooding. Similarly, properties located near rivers or in low-lying areas are more likely to experience riverine flooding during heavy rainstorms. 

Urban areas with inadequate drainage systems may also face flood risks due to water runoff and overwhelmed stormwater systems. 

Dispelling Common Myths 

One of the most significant misconceptions about flood zones is that low-risk areas are immune to flooding. In reality, flooding can occur in any zone due to factors such as poor drainage, unexpected heavy rainfall, or rising water levels from nearby rivers or oceans.  

Even properties outside of mapped high-risk areas may experience significant flood damage, particularly during extreme weather events like hurricanes. 

How Flood Zones Affect Commercial Properties 

Structural & Operational Consequences 

Floods can cause significant structural damage to commercial properties. The force of floodwaters can lead to foundation erosion, damage to walls, and even collapse in severe cases. 

Water can seep into building materials such as drywall, insulation, and flooring, leading to long-term mold and mildew problems. Electrical systems, HVAC units, and other essential infrastructure can also be damaged, leading to costly repairs. 

In addition to physical damage, flooding can disrupt business operations for extended periods of time. Flooded properties often require weeks or even months of repairs, causing business downtime and revenue loss. 

The longer it takes to recover, the higher the operational costs for business owners. 

Insurance & Financial Implications 

Flood insurance is typically mandatory for properties in high-risk flood zones (Zones A, AE, and VE), but it is also advisable for properties in lower-risk areas. 

Standard commercial property insurance policies don’t cover flood damage, so a separate flood insurance policy is necessary for protection. 

The cost of flood insurance varies depending on the flood zone and the property’s risk level. While premiums for high-risk zones may be higher, the protection they provide is invaluable when facing a hurricane or other extreme weather event. 

Building-Code & Compliance Requirements 

Flood-prone areas are subject to specific building codes designed to minimize the damage caused by flooding. Such regulations may require properties to be elevated above the Base Flood Elevation (BFE), the installation of flood vents or barriers, and the use of flood-resistant materials in construction and renovations. 

Failure to comply with these codes can result in increased flood risks and higher insurance premiums. 

Commercial properties outside high-risk zones may still be required to meet certain flood-proofing standards based on local regulations and the property's proximity to flood-prone areas. 

Property Inspections for Vulnerability Assessment

Regular inspections are essential for identifying areas of your commercial property that may be vulnerable to flood damage. 

Start by evaluating the exterior, including the foundation, windows, and doors, looking for cracks, gaps, or signs of wear. Inspect the drainage system, ensuring that gutters and downspouts are clear, and that water flows away from the building. 

Assess your roof, especially if it's flat, as these are more prone to water pooling. Inside, check electrical systems, HVAC units, and storage areas for potential flooding risks. 

Bringing in professional inspectors or flood mitigation experts can provide a more thorough evaluation, helping you spot weaknesses that may not be obvious.  

The use of impact-resistant materials for windows and doors, as well as securing roof fixtures, can also prevent significant damage. 

Preparing Your Commercial Property for Hurricane Flooding 

Once the flood zone and potential risks have been identified, the next step is to implement effective flood-protection measures. 

Preparing your commercial property for hurricane flooding involves making structural modifications, improving drainage, and developing emergency response plans. 

Flood-Proofing Measures 

Flood-proofing your property involves making structural and operational changes to reduce the impact of floodwater. 

Key strategies include: 

• Elevating electrical and HVAC systems: Elevating these systems above the flood level ensures that critical utilities continue to function during a flood, preventing repairs and operational downtime. 

• Installing backflow valves: Valves prevent floodwater from entering plumbing systems, reducing the risk of contamination and internal flooding. 

• Deploying removable flood barriers: Barriers can be placed around entrances and windows to prevent water from entering the building. They can be quickly removed when they are no longer needed. 

Site Drainage Improvements 

Proper drainage is crucial in preventing flooding. Business owners should: 

• Ensure that gutters, drains, and downspouts are regularly maintained and free from debris to allow water to flow freely. 

• Consider regrading the landscape to direct water away from the building and prevent pooling around the foundation. 

• Install permeable surfaces in parking lots and walkways to allow water to drain naturally, reducing runoff and pressure on drainage systems. 

Emergency Preparation Protocols 

An emergency preparation plan should outline the actions to take before, during, and after a hurricane. It should include: 

• Sandbag deployment: Strategically place sandbags around doors and windows to reduce the entry of floodwater. 

• Shutting off utilities: Turn off the water, gas, and electricity to avoid potential hazards during flooding. 

• Staff roles and evacuation plans: Ensure that employees are trained in flood preparedness and know the procedures for evacuation, safety, and communication. 

Post-Flood Action Plan: Responding and Recovering Quickly 

After a flood, prompt action is essential to minimize damage and begin the recovery process. 

The following steps should be taken as soon as possible: 

Immediate Safety & Damage Control 

• Shut off utilities: If not already done, ensure that all utilities are turned off to prevent electrical hazards and gas leaks. 

• Document damage: Take detailed photos and videos of the flood damage to aid in insurance claims and future mitigation efforts. 

Partner with Restoration Professionals

Working with flood restoration professionals ensures your property is safely and thoroughly restored. Experts can provide water extraction, structural drying, and mold remediation, all of which are essential for preventing long-term damage. 

Use Data for Future Improvements

Once the immediate recovery is underway, analyze the situation to identify weaknesses in your flood-preparedness plan. Use the data to adjust future strategies, improve mitigation efforts, and advocate for changes in insurance coverage or building codes. 

Protect Your Building from Hurricane Flooding with Commercial Flood Restoration 

Flooding is a serious risk for all commercial properties, regardless of their location. By understanding your flood zone, preparing your property with the right measures, and creating an emergency plan, you can significantly reduce the impact of a hurricane.  

Partner with BlueTeam and get help before, during, and after hurricane damage. Our expert inspections spot weaknesses, while our emergency planning ensures your property is ready. If damage strikes, our rapid response services also keep losses at bay. 

Reach out today to make sure your property is prepared for whatever comes next.