Flood Information for Homeowners

Tybee's Floodplain Administrator and the Emergency Management Manager, along with the rest of the City team, strive to keep everyone informed of all the necessary information to be prepared for a flood or storm-surge on the island as well as requirements related to the purchase of flood insurance, permitting for flood-defensive construction, and emergency planning for residents and businesses on the island.

FLOOD RISKS ON TYBEE

As a Tybee resident or property owner, you live, work or play in special flood hazard area. The risks associated with living on a barrier island mean we may be subject to evacuation orders when a hurricane approaches. The storm surge associated with a near pass of a hurricane, king tide event, or major rain event can create the flood conditions that impose many of these risks. 

Flood Preparedness

Flood Risks - Ten Facts Every Resident Should Know

How Prepared are You?: A guide to keep you above flood waters

Ask Before You Buy: What Prospective Property Owners Should Know

Check stream/river gage levels

U.S. Flood Risk

Flood Warning System 

For Tybee Islands and all of Chatham County, CEMA manages the flood warning system. Once CEMA receives a potential dangerous warning, sirens are activated. The sirens can give as little as fifteen minutes warning time. When you hear the sirens, information can be heard on the television or on the radio at WCHY (94.1) for what to do. Information can be heard on the NOAA weather radio broadcast at frequency 162.40. Local evacuation routes and evaluation zones can be found here. River gage data can be obtained by clicking on links above.

For additional information, contact CEMA at 201-4500 or visit the website at chathamemergency.org.

Flood Prevention Resources and Reports

There are many different resources that address the several possible types of flooding, of flood preparation, disaster mitigation, and insurance options, which means each home and business owner must review these various resources to determine what kinds of issues and mitigation plans may affect them. 

Repetitive Loss Area Analysis

RLAA Report-CRS-2024 Opens in new windowThe City of Tybee Island prepared this Repetitive Loss Area Analysis Report (RLAA) to assist homeowners in reducing their flood risk by providing a broader understanding of the potential and existing flooding problems in the community and identifying possible solutions. This is one component of the City of Tybee Island’s overall floodplain management program. 

Due to the number of properties in the city that meet the National Flood Insurance Program’s (NFIP’s) definition of repetitive loss properties, a Repetitive Loss Area Analysis (RLAA) is required for the City of Tybee Island as a part of its participation in the Community Rating System (CRS) program. 

Nine (9) designated repetitive loss areas (RLAs) have been delineated within City that have has historical flood problems. 

This report examines each of these areas to understanding the problem and explores ways to mitigate flooding in these areas and the community as a whole.


Know Your Flood Potential

  • "Know Your Potential to be Flooded (PDF)" is a document describing the flood risk, insurance options, building code requirements, and special elevation needed for new construction or improvements, as well as some suggestions for making a family plan to be followed in emergency situations.
  • Any new construction, additions, renovations, or remodeling performed on Tybee homes will need a building permit. Work which involves more than 50% renovation or repair will subject the home to all flood safety and FEMA building requirements. Be sure to check with Zoning before you start your project, as fines will increase the burden if you come for approval after the fact! The linked affidavit for Reconstruction/Improvement will be required for any project that could meet or exceed the 50% cumulative substantial damage/substantial improvement threshold. 
  • You can request a flood evaluation report from Tybee's Community Development Department with this form (PDF).
  • The FEMA Flood Map Service Center (MSC) is the official public source for flood hazard information produced in support of the National Flood Insurance Program (NFIP). Use the MSC to find your official flood map, access a range of other flood hazard products, and take advantage of tools for better understanding flood risk.

Flood Insurance

Did you know?

  • Most homeowner policies do not cover flooding. 
  • Federal flood insurance is available through the National Flood Insurance Program. 
  • Even properties outside Special Flood Hazard Areas (SFHAs) may be at risk during severe storms. 
  • Property within a FEMA SFHA may be subject to mandatory flood insurance requirements. 
  • There is a 30-day waiting period for most flood insurances.

For assistance, contact:

  • FEMA’s Office of Flood Insurance Advocates (OFIA) www.fema.gov/flood-insurance/advocate
  • Your Local Flood Insurance Agent
  • Or Local Flood Insurance Advocates (ANFI-Certified) Jeff Brady: (912) 356-3815 or Lisa Sharrard: (803) 865-4297

Flood Elevation Certificates

  • The following link contains the addresses with a Flood Elevation Certificate available on file and for download with the City of Tybee Island.
    Flood Elevation Certificates 

Freeboard requirements

The City of Tybee Island currently has a one (1) foot freeboard requirements above the Base Flood Elevation (BFE) for new and substantially improved structures within the 100 year floodplain, as depicted on NFIP’s Flood Insurance Rate Maps and local basin flood studies. 

On January 1, 2025, the Department of Housing and Urban Development’s (HUD) implemented a new rule for FHA loans that requires all new structures within the 100-year floodplain, aka the Special Flood Hazard Area (SFHA) or the A, AE, & VE flood zones, to be elevated at least two feet above the base flood elevation.   That means new housing units permitted after 2025 that are in the SFHA and not two feet above the BFE will not qualify for an FHA mortgage.  HUD estimates about 10% of FHA homes are built in the SFHA. 

Also, any houses receiving a grant to elevate their structure as part of FEMA's Hazard Mitigation Grant Program (HMGP) are required to be elevated at least two feet above the base flood elevation.

Could Projected Sea Level Change Affect Your Property?

View different Federal Agencies web sites:

National Aeronautics and Space Administration (NASA). Yes, NASA is not just an space agency!  
NASA Sea Level Change Portal

National Oceanic and Atmospheric Administration (NOAA) 
NOAA Sea Level Rise and Coastal Flooding Impacts (SLR Viewer)
NOAA Sea Level Rise Portal

US Army Corps of Engineers | South Atlantic Division Website:
 Public Tools Developed by USACE – Sea-Level Change
South Atlantic Coastal Study - SACS See bottom of page for GA Appendix 

One page detail see: Georgia Overview

Other Online Resources

  • There are many other online resources to help you understand risks, insurance options, emergency planning, notification alerts, and much more. You should review the information on these pages once a year and make sure all your planning and paperwork is ready and up-to-date!
    • TEMAs comprehensive page about hurricanes, flooding, and emergency planning starts at the City of Tybee's Emergency Management Department
    • Chatham County's Emergency Management Agency likewise has many helpful resources
    • FEMA, the Federal Emergency Management Agency, is the US government agency that coordinates disaster response and recovery efforts nationwide. 
      • The FEMA Flood Map Service Center (MSC) is the official public source for flood hazard information produced in support of the National Flood Insurance Program (NFIP). Use the MSC to find your official flood map, access a range of other flood hazard products, and take advantage of tools for better understanding flood risk.
      • Visit FloodSmart.gov. Flooding Happens Everywhere. Don’t wait until it happens to you. Almost anyone can protect their property with flood insurance. Get started today.
      • Family emergency planning at Ready.gov. Prepare now. Ready is a National public service campaign designed to educate and empower the American people to prepare for, respond to and mitigate emergencies and disasters.
    • Georgia has an Emergency Management Agency as well.
  • Don't forget you can get automated notification of emergencies and more from both CEMA and the City:

Questions?

If you have questions or suggestions to make this information more readily available and understandable, please let us know your ideas by sending us an email or stopping by City Hall offices.