Coastal Flood Zones: V and VE Explained

V and VE zones are coastal areas identified by FEMA where the 1% annual chance flood includes velocity wave action, meaning waves of 3 feet or greater are expected during a base flood event. These zones face the combined hazard of storm surge, wave height, wave setup, and wave runup, making them significantly more dangerous and destructive than inland flood zones.

Both V and VE are Special Flood Hazard Areas (SFHAs). Flood insurance is required for all properties with federally regulated or government-backed mortgages in these zones under the Flood Disaster Protection Act of 1973 (42 U.S.C. § 4012a).

Coastal Base Flood Elevations are more complex than inland BFEs because they account for multiple forces acting together during a storm event. FEMA calculates coastal BFEs from four components:

Building standards in V and VE zones are significantly stricter than in inland flood zones because wave forces can destroy walls, foundations, and conventional construction. NFIP floodplain management standards (44 CFR 60.3(e)) require the following for new construction and substantial improvements:

• Structures must be elevated on pilings or columns with the bottom of the lowest horizontal structural member at or above the BFE.
• The area below the lowest floor must be free of obstruction or enclosed only with breakaway walls, open lattice, or insect screening. Breakaway walls must be designed to collapse under wave forces without damaging the elevated structure.
• Fill is not permitted for structural support in V zones. You cannot build on fill to raise the ground above the BFE as you might in an A zone.
• Pilings and columns must be designed to withstand wave and water forces including flotation, collapse, and lateral movement.
• A registered professional engineer or architect must certify that the design and construction methods meet the VE zone standards.

Many coastal communities adopt standards that exceed these federal minimums, such as additional freeboard requirements or restrictions on enclosed areas below the BFE. Check with your local building department.

FEMA accounts for dune erosion when mapping coastal flood zones. During a base flood event, the dune in front of your property may erode significantly. FEMA uses a standard erosion model that removes 540 square feet of dune material above the stillwater elevation. If the remaining dune does not provide sufficient protection, the area behind it may be mapped in a VE zone.

Long-term shoreline erosion and bluff retreat are not included in FEMA flood studies. The NFIP maps reflect conditions at the time of the study and do not predict future erosion. Coastal property owners should consider long-term erosion trends when evaluating their risk, even if their current FIRM shows a favorable zone designation.

Not all erosion damage is covered by flood insurance. The NFIP only covers erosion when it results from a covered flood event - specifically, collapse or subsidence of land caused by waves or currents exceeding anticipated cyclical levels. This is one of the four subcategories in the legal definition of "flood" under the Standard Flood Insurance Policy.

If you are buying a coastal property near an eroding shoreline, investigate both the flood zone designation and the long-term erosion rate. Flood insurance protects against catastrophic storm events, not gradual shoreline change.

Flood insurance in V and VE zones is generally the most expensive of any flood zone. The combination of storm surge, wave action, and erosion creates higher expected losses. Under Risk Rating 2.0, coastal proximity and distance to the flooding source are significant rating factors that directly affect premiums.

The NFIP provides coverage up to $250,000 for the building and $100,000 for contents. For coastal properties that exceed these limits, excess flood insurance is available from private insurers. Private flood insurance may also offer competitive rates or broader coverage for coastal properties.

Properties in Coastal Barrier Resources System (CBRS) areas face additional restrictions. Structures built or substantially improved after a specified date in CBRS zones are not eligible for new NFIP flood insurance policies.