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FludZone

Flood Zone AE vs VE

Zones AE and VE are both high-risk Special Flood Hazard Areas, but they represent different types of flooding. Zone AE typically covers areas subject to still-water flooding (rivers, streams, inland surge), while Zone VE designates coastal areas where breaking wave action adds a layer of destructive force. The "V" stands for Velocity, referring to wave velocity.

Key Differences

Category
Zone AE
Zone VE
Flood Type
Still-water flooding: rivers, streams, storm drainage, or storm surge without significant wave action.
Coastal flooding with wave action: storm surge combined with breaking waves (3+ feet).
Risk Level
High risk (1% annual chance). SFHA.
Very high risk (1% annual chance with wave hazard). SFHA.
Insurance Requirement
Required for federally regulated or government-backed mortgages.
Required for federally regulated or government-backed mortgages.
Insurance Cost
Typically $1,500-$3,000+/year based on elevation and Risk Rating 2.0.
Typically $3,000-$10,000+/year. Wave action risk drives significantly higher premiums.
Building Requirements
Lowest floor at or above BFE. Flood-resistant materials below BFE.
Structure on pilings/columns. Bottom of lowest structural member at or above BFE. No fill allowed. No below-BFE enclosures except breakaway walls.
LOMA Eligibility
Eligible. Elevation above BFE can support removal from SFHA.
Rarely successful. Wave action risk is independent of elevation, making elevation-based LOMAs impractical.

When This Difference Matters

This distinction is critical for coastal property buyers. VE zone properties face the strictest and most expensive building requirements in the FEMA system. Construction costs are substantially higher because structures must be built on pilings, and insurance premiums reflect the extreme destructive force of wave action during coastal storms.

The Bottom Line

Both zones are high-risk, but VE zone properties face the highest insurance costs and strictest construction requirements in the FEMA system. The wave action component in VE zones creates risks that elevation alone cannot mitigate, which is why VE zone insurance is the most expensive and LOMAs are rarely granted.

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Flood Zone AE vs VE FAQ

Why is VE zone insurance so expensive?

VE zones face the combined risk of storm surge flooding and breaking wave action. Waves can exert forces of several tons per square foot against structures, causing catastrophic damage that still-water flooding alone does not. This higher damage potential drives significantly higher premiums, often $3,000 to $10,000+ per year.

What does the LiMWA line mean between AE and VE?

The Limit of Moderate Wave Action (LiMWA) is a line within Zone AE that marks where waves could reach 1.5 feet during a base flood. Properties between the LiMWA and the VE zone boundary face wave risks similar to VE but are mapped as AE. FEMA recommends these properties follow VE construction standards.

Can a property change from VE to AE?

Yes, through a Letter of Map Revision (LOMR) if coastal studies show that wave conditions have changed. This could happen after construction of a seawall, changes in shoreline, or updated coastal modeling. However, such changes are rare and require substantial evidence.

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