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Raising Your Texas Home Above The Flood

One strategy for avoiding flood damage is to raise your house to an elevation likely to be safe from future flood events. This is a big job, requiring the services of specialty contractors who can safely lift the structure and add a new support system or foundation. Elevating manufactured homes or simple pier-and beam homes without masonry is relatively straightforward. Elevating slab-on-grade homes that have even one side of brick is much more complex. Here are several questions to answer before launching such a project:

How high should I raise the house?

It is essential the first-floor elevation meets or exceeds the regulatory requirements for your location. Consult with local building officials to determine the required elevation. You will need to hire a licensed surveyor to establish a “benchmark” at your building site. Building higher than the minimum requirement may also be a good idea, since actual high water levels may be greater than estimated levels.

How will the house be supported?

There are several ways to build an elevated foundation for your home. In some areas it is typical to use sturdy posts or piling of wood, steel, or concrete. When installed deep into the earth, these vertical supports provide a very stable system to support the house. Another solution is to build a tall foundation using steel-reinforced concrete or reinforced and filled concrete block. This type of support system must be designed to allow floodwaters to pass under the building. Your local building official can help with design requirements.

What are some of the requirements for the foundation system?

The new foundation will need to do more than simply hold the house high above the ground. It must also be able to resist powerful horizontal forces from wind, water and large floating objects. Strong connections between the foundation and the house must be part of the design. Be aware, also, that an elevated house is more exposed to wind pressures. To survive, all of the building components must be strong and extremely well connected to each other. Any weak link may allow a house to come apart during a storm. If you intend to seek wind insurance coverage from the Texas Windstorm Insurance Association (TWIA) you will need to file form C-1 with that agency before starting construction. Correct design of an elevated foundation is part of the TWIA inspection process.

Should I elevate or reconstruct?

If the home is a slab-on-grade home and the roof and windows do not meet current coastal windstorm code, many homeowners will determine that it is actually cheaper to tear down the old house and build anew, rather than elevating an existing flood-damaged structure. This is because in the current construction environment, labor costs exceed material costs and traditional elevations are very labor intensive. Reconstruction results in a home that typically is more energy efficient and no longer contains the lead and asbestos that are common in many ‘70s and ‘80s vintage homes.

Who can design a raised foundation system for my home?

Architects and structural engineers with previous foundation design experience are likely to be qualified. You may also need to employ the services of a soil engineer to ensure a stable structure. Any contractor who has built TWIA-certified homes is likely to also be familiar with local elevation requirements and elevation techniques.

How can I find a good contractor to do the lifting and foundation construction?

Look for a foundation contractor who can work well with the house lifting specialty contractor. Ask about past experience with this sort of collaboration. The best way to find good contractors is to ask neighbors who have already been through this process. If they had a good experience, they may be able to provide a reference. It still makes sense to check further into the background and qualifications of anyone you interview about the job. Ask for more references to make sure the contractor has more than one satisfied customer, and check with the State of Texas Residential Construction Commission to confirm that the contractor has a valid license and insurance.

In addition to neighbors, building material suppliers are often familiar with contractors who have good reputations. Professional associations can also be a good source of information about qualified local contractors.

More Information:

Hiring a Contractor

www.oag.state.tx.us/consumer/home_improvement.shtml

Texas Residential Construction Commission

http://www.trcc.state.tx.us

Texas Department of Licensing and Regulation

www.license.state.tx.us

International Association of Structural Movers

www.iasm.org

 

Last Modified: Wednesday, 11-Aug-2010 14:46:19 EDT