Fire Island is a completely different environment compared to inland Long Island. The houses on Fire Island are heavily shaped by coastal flooding, FEMA rules, sand-based foundations, and logistics. And house raising is one way to potentially combat and comply with these aspects.
Why Fire Island Changes Everything When It Comes to House Raising
Fire Island sits in a high-risk coastal flood zone, which means:
- Homes are exposed to storm surge, tidal flooding, and erosion.
- Most properties fall under FEMA floodplain regulations.
- Building codes are stricter than typical suburban areas.
In fact, if a home is “substantially damaged," which means over 50% of value is damaged, then it must be elevated to meet flood standards.
House Raising on Fire Island
House raising, compared to house lifting and house moving, is the most common project on Fire Island. After Hurricane Sandy demolished the area, thousands of homes were raised, rebuilt higher or simply replaced entirely.
When house raising on Fire Island, there are a few different factors that enter the mix. Here are some ways why Fire Island house raising is different.
Open Foundations (Pilings) are Standard
Unlike typical concrete basements, Fire Island homes are usually built on either:
- Wood or steel pilings
- Elevated pier systems
This is because water must flow underneath the structure during storms. On top of that, solid foundations will likely trap water and ultimately fail. Leading to more extensive damage.
Elevation is Often Mandatory (Not Optional)
Homes on Fire Island need to be raised to base flood elevation (BFE) or higher in order to be protected. Many towns require extra “freeboard” (1–2+ feet above BFE) for safety and insurance savings. When house raising, homes are often raised 8–15+ feet above grade. They are not raised just a few feet like inland projects due to the circumstances surrounding Fire Island.
Design Changes Become Common
After house raising, many Fire Island homes become “Upside-down houses.” This means the living space is upstairs for views. On top of that, there are elevated decks and outdoor spaces for further protection from the elements.
First Floor Often Becomes Unlivable
After a house raising project, the ground level becomes parking, storage, or breakaway walls. This is because the living space starts on the second level to protect from potential raising water. These aspects are straight from FEMA guidance advisements for coastal homes.
Insurance Prices Become a Major Driver
Raising a home can dramatically reduce flood insurance premiums. However, not raising a home can make insurance extremely expensive or even unavailable.