flood zone housing?

mustard · #1 11/10/06, 06:21 AM

I've been looking at a cheap piece of land that's in a flood zone. At first I thought (if I bought it) I could live in a travel trailer and just leave when the water rises...a home has to be elevated 12 feet or more above ground to get permitted...

Then I think I had a genius moment - Why not build a houseboat on the land, with a really heavy chain anchored into the ground, allowing enough chain in case the water rises really high? It's where the water would rise to flood the land, but not where there would be a flash flood or currents that would push large objects like trees into a houseboat...AND the structure would not require the awful permitting process because the county doesn't have permit laws regarding boats!

I know it's a humorous idea...What do you guys think?

M

diehard47 · #2 11/10/06, 06:29 AM

Why you can't build in flood zone,,, but they can build below sea level in New Orleans?

hillsidedigger · #3 11/10/06, 06:43 AM

Around here the central part of a flood zone is called a floodway where water tends to have a very strong current (during flooding events) and carries floating debris like trees. The periphery of the flood zones is where the water slowly backs in and your idea might work.

The last 50 years might not be a good guide to what magnitude of floodling that will occur the next 50 years. I think many so-called flood zones could potentially experience unimaginable floods at some time or another.

fantasymaker · #4 11/10/06, 07:55 AM

What he said!.........still a great idea

uncle Will in In. · #5 11/10/06, 08:30 AM

What a great idea. How about electricity? Do you plan to have water for your use? Well or carry in? What do you plan to do with your sewage? Can't put in a septic or leach bed there. Can't put an out house there. Might be a nice place to visit, but the bottom of the barrel as a place to live full time.

Russ_NEPA · #6 11/10/06, 08:33 AM

Very interesting idea. I know it was somewhat tongue in cheek, but what do you intend to do about sewage, electric, animals (if you raise them). Your garden could be periodically washed out. Where will you park your vehicle so it doesn't get flooded and pollute the river?

I was on the conservation commission of a small town in Mass. where most of the build out was complete. The only open space left was what would have been considered "marginal" land. As prices continued to rise, the builders got more creative at pushing the envelop.

Your idea has much lower impact than most uses. But, may I humbly suggest that we all just leave the floodplains as God intended them, a safe place for water to go during a storm.

Good luck with whatever you decide.

fantasymaker · #7 11/10/06, 09:03 AM

I cant see that utillity hook ups would be much of a problem do them the same as a regular house but with rv hookups

kenuchelover · #8 11/10/06, 09:17 AM

Quote:

Originally Posted by mustard

I've been looking at a cheap piece of land that's in a flood zone. At first I thought (if I bought it) I could live in a travel trailer and just leave when the water rises...a home has to be elevated 12 feet or more above ground to get permitted...

Then I think I had a genius moment - Why not build a houseboat on the land, with a really heavy chain anchored into the ground, allowing enough chain in case the water rises really high? It's where the water would rise to flood the land, but not where there would be a flash flood or currents that would push large objects like trees into a houseboat...AND the structure would not require the awful permitting process because the county doesn't have permit laws regarding boats!

I know it's a humorous idea...What do you guys think?

M

I think I'd considered a similar thing (houseboat on guides that would rise up as floods came..... which would help protect electrical/etc connections more than a anchor chain alone, you'd just use extra wire or flexible conduit for sewage, etc) when looking at a piece of property about 4 yrs back. Great soil, but floodzone with no suitable housesite (turned it down on account of neighbors spraying heavily.... NO way to get organic certification).

How cheap is cheap? Would it allow you to afford to build a mound 12+ feet high (old Indian trick!), to put a mobile home or cabin of some kind on?

Costs could be minimized by letting folk use the moundsite as a free dumping ground for construction waste like old chunks of cement, excavated rock & subsoil, etc. Just be sure to make it big enough to let your animals share it in a pinch.

Even at worst, with no folk dumping cement, you could probably get the mound built for only a few thousand dollars.... and get a free pond in the bargain out of the borrow pit!

DocM · #9 11/10/06, 09:32 AM

Every county has their own building codes, so asking a generalized statement on a board such as this is pretty worthless. I live in what is now termed a "100 year flood plain", it never flooded in the 50 years prior to my living here, but in 1996, it did, and my house was flooded. The restrictions then changed. Houses have to be above the high water mark for that property only, so here it is 4', my next door neighbor's is 10'. I also have to carry additional flood insurance, which is only offered through the gov't (although your agent can write you a policy). I know that here in my rural county, they'd just laugh at your idea and tell you to get lost, or come back when you had a conventional set of plans. It was easy enough to raise my home, they did it with jacks and just heaped 5' of fill and gravel under it, we built a nice set of decks around it, and it's fine. Now log off and check with your county building codes - nobody here can answer you.

Pink_Carnation · #10 11/10/06, 09:45 AM

The water moves even where it looks calm. The anchor would have water working to undermine the soil and if it was a record breaking flood the houseboat could get sunk when you run out of chain not to mention the spot you rest after the flood wouldn't be where you placed it.

Jan Doling · #11 11/10/06, 09:57 AM

You will find that zoning probably has already found ways to prevent boaters from squating on the floodplains. Keep us posted. Here folks often build stilt houses, with parking and picnic space underneath and the actual house is on the 2nd floor.

VALENT · #12 11/10/06, 11:08 AM

mustard, a very intriguing idea. I do think you will find the hassle and etcetera not to be worth it. In addition, you still have the problem of where the boat lands. In addition, you have the question of whether you will be able to access your "house" at these times. If you feel that you are still interested in this property and living here, I do agree with Jan about the house on stilts(as long as you dont mind stairs.)
By the way Doc, I wouldnt mind hearing more about how they raised your house. Is your house on a concrete slab? How much cost?

Siryet · #13 11/10/06, 11:44 AM

Go to Louisiana into the bayous and seek out a family that lives on barges that have houses built on top of them and see if that is the way you want to live.

Also it would be good to have a small boat to get you back and forth to you house should it flood.

Most houses that have to be raised 12' are in a flood-way not a floodplain so the strong current might bring some nasty surprises to your house in cases of extreme flooding and storms.

rambler · #14 11/10/06, 11:51 AM

I enjoy your sense of humor.

Good land, good foundation of life, is a precious thing. I'd stop wasting my time looking at property that worthless, and figure out a way to save up & buy something good to set my roots on. 12 feet below flood stage, oy. Cheap land is cheap for a reason. You really want to make that the basis for your roots?

--->Paul

Old Vet · #15 11/10/06, 03:23 PM

Does the creek run through the property? If not then how do you know the boat will float? I have worked many flooding experinces in the past as a volinter fireman and as a National Guard. Even though the surface looked like it was calm but undernees it was swift.

hunter63 · #16 11/10/06, 04:29 PM

I agree with rambler,
Around here there are a lot of "cottages" built on a 50 years flood plane.
Every couple of years it floods (Global warming?), then they start complaining to the local Government that they can't get to their houses, that they can't get flood insurance, they lost their stuff, Wah, Wah, Wah.
They call it a flood plain for reason.

Now the Govment is "buying them out", to turn it back to a FLOOD PLAIN.
Bet you can't guess whose paying to this.
Only one that ever made out was the real estate guys.
P.S. Check on the easement down stream so you can get to your "house".

ET1 SS · #17 11/10/06, 04:46 PM

Quote:

Originally Posted by mustard

I've been looking at a cheap piece of land that's in a flood zone. ...

Then I think I had a genius moment - Why not build a houseboat on the land, with a really heavy chain anchored into the ground, allowing enough chain in case the water rises really high? It's where the water would rise to flood the land, but not where there would be a flash flood or currents that would push large objects like trees into a houseboat...AND the structure would not require the awful permitting process because the county doesn't have permit laws regarding boats!

I know it's a humorous idea...What do you guys think?

M

That is a great idea.

I have land that is floodzone, and under 6 foot of water about two months every year.

A floating boardwalk could easily go down there, power could be ran from a pole up on higher land.

I think that any pre-fab 15' by 20' cabins could fit nicely on a pontoon deck.

hillsidedigger · #18 11/10/06, 04:48 PM

New improvements in Special Flood Hazard Areas have pretty well been stopped around here. Those areas are still OK for crops, pasture and trees.

The problem is with the older improvements (houses, trailers, etc.) in these areas with the rains from Hurricane Ivan have heavily damaged a lot of them 2 years ago. Many of these properties are now being bought out by the taxpayer.