Our mission is to protect property owners by restricting or prohibiting uses in flood-prone areas that pose risks to health, safety, or property during flood events.
The Risk of Flooding
Flooding is the most common and costly natural disaster in the U.S. Over the life of a 30-year mortgage, a home located in a Special Flood Hazard Area (SFHA) is nearly three times more likely to experience a flood than a fire. However, anywhere it rains, it can flood. In fact, 25% of flood insurance claims come from properties outside SFHAs.
Homeowners Insurance Doesn’t Cover Floods
Standard homeowners or business insurance policies do not cover flood damage. Flood insurance must be purchased separately.
National Flood Insurance Program (NFIP)
In response to the increasing costs of flood damage, Congress created the National Flood Insurance Program (NFIP) in 1968. The program provides flood insurance in exchange for local governments enforcing responsible floodplain management. Richland County has been a participating community since 1979 and remains committed to effective floodplain management. This involves both corrective and preventive measures aimed at reducing the loss of life, property damage, and community disruption caused by flooding, while also preserving the natural functions of floodplains.
Community Rating System (CRS)
The CRS is a voluntary program under the NFIP that encourages communities to go beyond the minimum floodplain management requirements. Richland County participates in CRS and undertakes activities that:
- Reduce flood damage to existing buildings
- Guide development in unmapped flood risk areas
- Protect new construction beyond basic standards
- Provide accurate flood data to insurers, lenders, and real estate professionals
As a result of these efforts, Richland County residents receive an automatic 10% discount on their flood insurance premiums.
Flood Insurance Coverage Includes:
- Structural Coverage: Includes walls, floors, foundation, furnace, insulation, and other permanently attached components.
- Contents Coverage (optional): Covers personal belongings inside an insurable building, such as furniture, appliances, and electronics.
Who Needs Flood Insurance?
Important Facts to Remember:
- Everyone lives in a flood zone. The difference is the level of risk.
- Most homeowners policies do not cover flood damage.
- Flood insurance is available to everyone, regardless of risk level.
- There is a 26% chance of flood damage during a 30-year mortgage.
- No prior flood history at your property does not mean you're safe.
- The National Flood Insurance Program (NFIP) offers low-cost policies for properties in low to moderate risk areas.
Mandatory Purchase Requirement
Under the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994, federally regulated lenders must require flood insurance for properties:
- Located in a Special Flood Hazard Area (SFHA)
- In a participating National Flood Insurance Program (NFIP) community, such as Richland County
Some lenders may also require flood insurance for properties outside of Special Flood Hazard Areas (SFHAs) as part of their own risk management policies.
How to Protect Your Property
In addition to purchasing flood insurance, consider these six FEMA-recommended methods to reduce or prevent flood damage:
- Elevation: Raise your home so the lowest floor is above flood level.
- Wet Floodproofing: Allow floodwaters to enter uninhabited areas while minimizing damage.
- Relocation: Move your home to a safer location on higher ground.
- Dry Floodproofing: Seal your home to prevent water from entering.
- Levees & Floodwalls: Build barriers to keep floodwaters out.
- Demolition: Remove a flood-prone structure and rebuild to meet modern flood standards.
Additional Resources
FEMA provides several free publications to guide homeowners in flood protection and retrofitting:
Before starting any retrofit project, contact your local floodplain coordinator or building inspector. They can:
- Help ensure your project meets local and state regulations
- Provide information on potential grants, loans, or financial aid
- Assist in applying for Increased Cost of Compliance (ICC) funding through the National Flood Insurance Program (NFIP), which helps cover retrofit costs after substantial flood damage.
Understanding Floodplain Maps
Floodplain maps are essential tools used to:
- Identify areas prone to flooding
- Guide development and land-use decisions
- Support flood safety, emergency response, and insurance requirements
These maps form the foundation of local flood management, including planning, regulation, and mitigation strategies.
Where to Access Floodplain Maps
FEMA Map Service Center
Richland County Geographic Information Systems (GIS)
Paper Map Review
- Maps are available for public inspection at: 2020 Hampton Street, 1st Floor, Columbia, SC
Monday–Friday, 8:30 a.m. to 4:30 p.m.
Schedule an appointment: 803-576-2172
Floodplain Map Changes
Floodplain maps are periodically updated to reflect:
- New topographic data
- Land development
- Improved flood studies
- Infrastructure improvements and modifications
Types of Map Changes Include:
- Local Map Updates
- FIRMs & DFIRMs (Flood Insurance Rate Maps/Digital FIRMs)
- Letters of Map Change (LOMC)
-LOMA (Letter of Map Amendment)
-LOMR-F (Letter of Map Revision Based on Fill)
-CLOMA / CLOMR-F (Conditional versions)
Flood Zone Verifications
As a free service, Richland County provides flood zone verifications for properties in unincorporated areas. These include:
- Flood zone designation
- FIRM panel number
- Known natural hazards or features
Flood Zone Verification Form(PDF, 147KB)
Submit to: flood@rcgov.us
Local Flood Hazards in Richland County
Flooding in Richland County can result from large rivers, small creeks, dam failures, or even stormwater backup. Notable local flood hazard areas include:
Reeder Point Branch & Mill Creek
- Flooding is common upstream of railroad embankments.
Gills Creek System (Gills, Jackson & Little Jackson Creeks)
- Numerous dams (e.g., Lake Katherine, Forest Lake, Springwood Lake) could fail during 50-year or larger storms, increasing downstream flood impacts.
Bay Branch & Eightmile Branch
- Structures are located dangerously close to streams and may face deep, fast-moving floodwaters.
Stoop Creek
- Bridges with inadequate openings and streamside development increase flood risk.
Crane Creek & Tributaries
- Currently underdeveloped, but floodplain management is crucial as future development is expected.
Additional Local Flood Risks
Flooding may also occur outside of mapped Special Flood Hazard Areas, including:
- Overflow from ditches and small streams during major storms
- Stormwater ponding due to clogged drains or overwhelmed systems
- Improper disposal of yard waste (e.g., leaves, grass clippings) into streets, which blocks storm grates
Tip: Always keep storm drains clear and avoid blowing debris into the street.
Historical Flooding in Richland County
Richland County covers 748 square miles in central South Carolina. Population growth has increased flood risk, rising from 233,868 in 1970 to over 390,000 in 2012.
Major Flooding Events (Broad & Congaree Rivers):
- August 1908 – 364,000 cubic feet per second
- August 1928 – 311,000 cubic feet per second
- October 1929 – 303,000 cubic feet per second
These floods caused widespread damage. The 100-year flood elevation at the Congaree River near Gervais Street is 155.8 feet (NGVD 1929).
Dam Failures:
- Several lake dams (e.g., Forest Lake, Lake Katherine, Spring Lake, Arcadia Lake) are at risk of failure in major floods.
- Failures can result in deep, fast-moving floodwaters, severely damaging downstream homes and infrastructure.
Plan for the Future
Development is increasing in areas historically prone to flooding. Sound floodplain management—including compliance with regulations, careful planning, and public awareness—is essential to reduce the risk of loss.
Not all floods are the same. Some happen slowly over days, while others strike suddenly with little or no warning. Some may affect a small area, while others can impact entire counties. Being prepared can protect your property—and most importantly, save lives.
Before a Flood: Prepare Ahead
Make a Family Disaster Plan
Plan for evacuation or shelter-in-place scenarios. Practice your plan regularly. Consider the needs of:
- Children
- Elderly family members
- People with disabilities or medical needs
- Pets
Inventory Your Property
- Document valuables and their approximate value.
- Take photos or videos and store them along with receipts and your insurance policy in a waterproof container or safety deposit box.
Clear Storm Drains
- Remove leaves, debris, and litter from storm drains near your home or business.
Report Major Stream Blockages
- Contact the Richland County Ombudsman’s Office for assistance.
Create an Emergency Supply Kit
- Include water, non-perishable food, medications, hygiene items, and pet supplies.
Stay Informed
- Keep a battery-operated flashlight, radio, or alternate internet access device available in case of power outages.
Local Emergency Broadcast Stations
Television
Radio
During a Flood: Stay Safe
Listen for Updates
- Tune in to local TV, radio, or check online sources for watches, warnings, and evacuation orders.
Evacuate If Ordered
- Leave immediately and bring your pets with you.
Shut Off Utilities
- Turn off water, electricity, and natural gas if it is safe to do so.
Never Drive or Walk Through Floodwaters
- Just 18 inches of water can carry a vehicle.
- As little as 6 inches of flowing water can knock an adult off their feet.
- Avoid flood-damaged roads and bridges.
Keep Children Away from Water
- Floodwaters can be fast-moving and full of hazards.
Avoid Electrical Hazards
- Stay away from downed power lines and electrical wires.
Floodwater May Be Contaminated
- Avoid contact with water that may contain sewage, chemicals, oil, and other pollutants.
After a Flood: Return With Caution
- Do Not Re-enter Buildings until emergency officials say it is safe and all floodwaters have receded.
Avoid Contact with Standing Water
- It may still be contaminated with harmful substances.
Inspect Utilities
- Have a licensed professional check for damage to electric, gas, water, and sewer systems.
Report Hazards
- Report downed power lines.
- Monitor County alerts for water quality updates. If in doubt, boil water for one minute before drinking.
Handle Food and Belongings Carefully
- Discard any food, including canned goods, that came into contact with floodwater.
- Sanitize or discard contaminated belongings.
Watch for Displaced Wildlife
- Animals may seek shelter in or around buildings after a flood.
Document Property Damage
- Take photos or video of your home and belongings.
- Contact your insurance agent to start a claim.
Seek Help
- The American Red Cross and local agencies can offer support, shelter, and resources during recovery.
Take Care of Your Mental Health
- Flood recovery can be physically and emotionally draining. Pay attention to signs of stress, anxiety, or fatigue and ask for support if needed.
Permits May Be Required for Repairs
If your home was damaged:
- Contact the County’s Building Department.
- Apply for a Floodplain Development Permit and/or Building Permit via the County’s eTrakit online system.
To support its mission of reducing flood risks, Richland County Council has adopted local ordinances designed to minimize flood hazards, protect life and property, and maintain eligibility for federal flood insurance coverage. These ordinances restrict or prohibit land uses that:
- Pose a danger to health and safety during flood events
- Increase flood heights or velocities
Richland County’s Ordinance(PDF, 14MB)
Floodplain Development Permit (FDP)
Any property located in a FEMA-designated Special Flood Hazard Area (SFHA) must obtain a Floodplain Development Permit (FDP). This permit is typically submitted alongside a Land Development or Building Permit. To determine if your property is within an SFHA:
If your property is in an Special Flood Hazard Area (SFHA), all site plans must clearly indicate:
- The limits of the 1% annual chance (100-year) floodplain
- The Base Flood Elevation (BFE), if known
- The footprint of proposed development
- The proposed finished floor elevation
- Any proposed encroachment and compensation areas, if applicable
Elevation Certificate Requirements
If a structure is proposed within a regulated floodplain, an Elevation Certificate is required:
- At permit application
- After construction is complete
These certificates:
- Ensure compliance with local floodplain management regulations
- Are required by the National Flood Insurance Program (NFIP) to determine flood insurance premiums
- Serve as official documentation that floodplain and building ordinances are being followed
- Support applications for Letters of Map Amendment (LOMA) or Letter of Map Revision Based on Fill (LOMR-F)
Accessing Elevation Certificates
- Contact the Floodplain Coordinator at 803-576-2172 or flood@richlandcountysc.gov.
- If no certificate is on file, one can be obtained by hiring a South Carolina licensed surveyor, engineer, or architect.
Substantial Improvement or Damage
If you are repairing or adding onto an existing structure in an SFHA, a Substantial Improvement/Damage (SI/SD) package must be submitted along with your permit application.
What is a Flood?
A flood is defined as the “rising and overflowing of a body of water, especially onto land that is usually dry” (Merriam-Webster Dictionary). While often seen as destructive, floods are a natural part of the water cycle. Much of the damage caused by flooding occurs because of development within areas that are naturally prone to flood—known as floodplains.
What is a Floodplain?
A floodplain is a low-lying area adjacent to rivers, lakes, or streams that serves as temporary storage for floodwaters. This helps reduce the severity of flooding in surrounding areas.
Benefits of Floods and Floodplains
Floods and floodplains offer important environmental and ecological benefits:
- Replenish soils with nutrients and rich sediments
- Refill wetlands and sustain aquatic ecosystems
- Recharge underground aquifers
- Improve water quality by filtering pollutants and sediments
- Provide valuable natural habitat for wildlife
Floodplain Management
Floodplain management involves using both preventative and corrective strategies to reduce flood risks and preserve natural floodplain functions. Richland County enforces local ordinances that:
- Minimize flood losses
- Regulate new and existing development in flood-prone areas
- Support sustainable use of floodplain resources
These efforts ensure that residents are eligible for flood insurance through the National Flood Insurance Program (NFIP), helping to protect property and promote resilience in flood-prone communities.