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.
Why Raise a House on Fire Island?
Fire Island properties face unique risks from coastal storms, storm surge, high tides and flooding. Elevating a home can place the living area farther above potential floodwaters and may help reduce the risk of damage during future coastal storms.
Homeowners may consider raising their house when:
- The property has experienced repeated flooding.
- The existing home sits below current flood-elevation requirements.
- Homeowner is planning a major renovation or reconstruction.
- The existing foundation needs replacement or improvement.
- Flood insurance costs are a concern.
- The property has sustained significant storm or flood damage.
- The homeowner wants to improve the home's long-term resilience.
- Local building requirements call for an elevated structure.
The appropriate elevation and foundation solution depend on the individual property, existing structure, flood zone, site conditions, engineering requirements, and applicable regulations.
Fire Island House Raising and Flood Protection
One of the primary reasons homeowners raise their homes is to reduce exposure to flooding. Fire Island, as we all know, is a barrier island, which is a major part of its appeal for those who live here. However, its coastal location makes properties particularly susceptible to storm surge and tidal flooding. Elevating the living portion of a home can provide additional vertical separation between the occupied portions of the house and floodwaters.
House raising, though, should not be viewed as a one-size-fits-all solution. The appropriate elevation, foundation type and construction approach depend on the property's specific circumstances. A professional evaluation can help determine whether raising the existing structure is feasible and what would be involved. With our years of experience working on Fire Island, we can help you come to a sensible conclusion.
About 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.
How High Does a House Need to Be Raised on Fire Island?
There is no single elevation that applies to every Fire Island home. The required elevation can depend on a few different determining factors:
- A property's flood zone.
- Any applicable floodplain requirements.
- Certain building regulations.
- The existing structure.
- The elevation established by the project's engineering and permitting process.
Some Fire Island homes may need to be raised substantially above their existing elevation. Sometimes this house raising can 8 to15 feet or more above grade. Although the actual elevation for any individual property must be determined on a project-specific basis.
Any homeowner considering house raising should obtain the appropriate survey and professional evaluation before deciding how high the house should be elevated. Contact the pros at Fire Island Property Management to get started.