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Flood Awareness

Flooding on Kiawah Island may be caused by a number of naturally occurring events including hurricanes, wave washes, tidal surges, tidal waves (tsunamis). Heavy rains over a short period can also overwhelm existing drainage capabilities. Floods from any cause are extremely dangerous events. Floods may not be "glamour" events like hurricanes, tornadoes, or earthquakes but they can be every bit as dangerous and damaging to both property and lives.

What can you do to protect your property from a flood?

Check your local flood hazard. The first thing you should do is check your local flood hazard. Flood maps published by FEMA are available for your review at Town Hall. These are large maps not suited for general distribution. However, you can review these maps by contacting Town Hall (843) 768-9166. Another point of contact for such information is Charleston County Building Inspection Services (843) 745-2380.

No dumping or littering. Do not dump or throw anything into the ditches, streams, or lagoons. Dumping in Kiawah's waterways and impoundments is a violation of the Town's Municipal Code, Section 15-213. A single plastic garbage bag can clog a spillway gate and cause a chain reaction backup, resulting in flooding over a large area. Even grass clippings and shrubbery trimmings can accumulate, plugging storm drains and gates. Every piece of trash contributes to flooding.

If your property is adjacent to a ditch, stream, or lagoon, please do your part to keep the banks clear of debris. If you see unauthorized dumping anywhere near ditches, streams, or lagoons, contact Town Hall (843) 768-9166.

Get the appropriate permits before construction. Always remember to check with Town Hall, KICA, and the Architectural Review Board before you build on, alter, remodel, re-grade or fill on your property. Permits are required to ensure that you are in compliance with all applicable ordinances and regulations. If you have any questions regarding permits, please call the Charleston County Building Inspection Service (843) 745-2380. If you see building or land alterations at a site without a permit sign posted, contact Town Hall (843) 768-9166.

Floodproofing. The concept of floodproofing is to modify buildings, their sites, or their contents to keep water out or reduce the damage caused by water entry.

Most common floodproofing activities:

Elevating buildings above expected flood levels. This activity is regulated for new construction. Existing homes can be raised. This may sound a bit far out but in fact frame houses can be effectively raised. There are licensed contractors in the local area that can perform this service. Contact Town Hall (768-9166) or Charleston County Building Inspection Service (745-2380) for more information and a list of licensed, insured contractors if this appears to be a practical solution to your flood exposure problem.
Waterproof exterior walls and place watertight closures over doorways. This method is not generally effective if your house has a basement or if water will get as deep as two feet or more.
Move contents to higher floors if they are susceptible to damage by flood waters. This concept can also be applied to electrical wiring, duct work, etc.
Use water resistant materials in construction. Check on the resistance of paint, paneling, insulation, floor coverings, cabinet materials, etc.
If your house is on grade or not built-up sufficiently, significant flooding may occur from backup of sewers and drains. If you think this could be, or has been a problem at your property talk to a licensed plumbing contractor. They may be able to suggest some relatively inexpensive solutions such as installing backup valves that could prevent this problem.

Get Flood Insurance. Standard insurance policies do not cover damage from floods.

Flood insurance, however, is available through the National Flood Insurance Program. This insurance must be purchased as a separate policy. This coverage is backed by the federal government and is available to every property owner even if your property has a history of prior flooding. There is a limit to the amount of coverage available through this program. Excess coverage may be purchased. Talk to your insurance agent or broker for more details.

Banks, and other lending institutions, including any government lending institutions, require property owners who have a mortgage or even a home improvement loan to purchase flood insurance. Usually such policies cover only the real property and not the contents. Be sure that the flood insurance you purchase covers both the building(s) and contents. Contents are likely to be more subject to damage from flood waters than the building structure itself.

Do not forget!! Even if the last flood missed you and even if you have some flood proofing or retrofitting, the next flood could be worse. If you already have flood insurance, now is the time to review your policies with your agent, broker, or company. If you do not have flood insurance, please discuss it with your professional insurance advisor.

What can you do to protect yourself and your family from a flood?

Be Prepared! If you know or have reason to believe that a flood is coming, BE PREPARED! You should have a checklist to help you remember to do such things like shutting off electricity, gas, and water. Also you should move valuable items upstairs where they can be protected from rising waters. Paintings, artwork, rugs, antiques, etc., are especially subject to submersion and should be among the items you move to the upper stories of your house.

Do not walk through flowing water. Drowning is the number one cause of flood deaths. Currents are deceptive and a relatively small depth of fast moving water can knock you off your feet. If you must walk through standing water use a pole or stick to make sure the surface ahead of you is solid.

Do not drive through a flooded area. Many people drown in their cars. Never drive around a road barrier, the roadway or bridge may be washed out.

Stay away from power lines and electrical wires. Electrical currents can travel through water. Report downed power lines to Berkeley Electric Cooperative at 559-2458. Never go near or touch anything near a downed electrical line. Have your electricity turned off by the power company. Some electrical appliances such as televisions sets can retain an electrical charge even if it's unplugged. Do not use appliances that have been wet or submersed in water. Wait until they have been checked, cleaned, and dried preferably by a professional repair service technician.

Look out for animals, especially snakes after a flood. Animals will seek refuge where they can find it. Be careful - use a stick or pole of some kind to turn objects over before picking them up.

Walk Carefully. The ground may be littered with broken glass, nails, etc. Flat surfaces may be extremely slippery when covered with mud or silt.

Be alert for gas leaks if you have a gas supply in or around your home. Do not use candles, gas/oil lanterns, or any other spark producing devices until you are certain it is safe to do so.

Community Rating System

On September 15, 2000, the Town was formally notified by the Federal Emergency Management Agency (FEMA) that the Town's rating will increase to a CLASS 6 in the National Flood Insurance Program's (NFIP) Community Rating System (CRS).

This means the NFIP policies issued or renewed for properties on Kiawah Island beginning October 1, 2000, will receive a 20 percent discount on premiums.

This savings is a tangible result of the voluntary activities this community has implemented. The following activities helped the Town receive such an outstanding rating:

Distributing a flood information brochure to all property owners;
KICA making site visits to review flooding and drainage problems;
KICA having a proactive drainage improvement program in place;
Open space protected by zoning, easements, and contract, including Resort golf courses, KRA's Little Bear Island, dune area, KICA mini-parks;
Town's participation in the Regional Hazard Mitigation plan and Project Impact.

The rating system awards "points" for voluntary community activities that serve to reduce or mitigate flood damage to properties in the community and for activities that inform property owners of the flood hazard. In addition, suggestions are given to property owners that can reduce or mitigate potential flood damage to their property.

Kiawah Island's class rating will be automatically renewed each year as long as these activities continue.