Flood Zone Information

As of July 31, 2024, the updated FEMA flood maps for Broward County are now in effect. It is important to note that properties in the City of Pembroke Pines are susceptible to flooding, particularly in low-lying neighborhoods. During extended periods of heavy rainfall, these areas may experience higher risks of flooding.

 To assist residents in preparing and staying informed, the tabs below contain important information and resources. By being proactive and informed. residents can better protect themselves and their properties from potential flood impacts.

Flood maps are used to:

• Determine flood insurance purchase requirements;
• Determine flood insurance rates;
• Establish minimum finished-floor elevations for new construction and substantial improvements to existing structures.

By adopting the flood maps, Broward County is assured that FEMA will offer assistance during emergencies and provide flood insurance coverage for county residents.

Currently, residents and businesses in Broward County are encouraged to view the flood maps to better understand their potential flood risk and to help identify steps they may need to take to protect against property damage and loss.

Property owners should consider purchasing a flood insurance policy, even if it is not mandated for their location. All areas are susceptible to flooding, although to varying degrees. 

Flood Zone Designations

The following flood zone designation determines whether or not flood insurance is mandated.

 Map Viewing Tools 

BROWARD COUNTY MAPS

You can use the interactive map viewing tool to find out if your home or business is in a flood zone. This map was created by Broward County to allow easy access to the information contain on the FEMA Maps. It is located on Broward County’s Website at:

Broward FEMA Flood Map

a)  Type in the address of your property in the area at the top right, above the map titled “Broward FEMA Flood Map Effective July 31st, 2024”, and click on the magnifying glass to search.

b)  Click on your property and the FEMA Flood Designations box will let you know your current FEMA flood zone designation.

FEMA MAPS

Or, if you prefer to access the FEMA maps directly, go to this website:

https://msc.fema.gov/portal/search

1. Type in the address of your property in the area at center left and press Search.
2. Flood Map will display on the screen below and contain a dropped pin showing where your property is located within the flood zone.

About Vertical Datum

In an effort to reduce the effects of flooding, Congress created the National Flood Insurance Program (NFIP) in 1968. The Federal Emergency Management Agency updated the Flood Insurance Rate Maps (FIRMs) for Broward County. One of the main goals of this effort is to more accurately define the boundaries of flood hazard areas, which are determined by comparing flood elevations with digital elevation data. To ensure that all the elevations used are based on a common reference system, a FIRM must reference a single vertical datum.

What is a Vertical Datum? 

A vertical datum is a set of constants that defines a system for comparing elevations. If someone were to measure to measure the height of the ground you are standing on, they would need a point of reference, or a zero (0.0) point, to measure from. But where is that zero point? A vertical datum establishes a consistent zero point so elevations can be compared with one another even if the elevation measurements are taken by different people at different times or in different parts of the state.

Why Did the Vertical Datum Change?

For many years, the zero point used throughout the United States was based on “mean sea level” determined from 26 separate tidal stations in the U.S. and Canada. This reference was known as the National Geodetic Vertical Datum of 1929 (NGVD 29).

The main assumption behind NGVD 29—that water levels are equal along the entire coast and therefore represent a consistent "zero" elevation—was later proven to be inaccurate. This flawed assumption introduced errors in the elevation data derived using this datum. As a result, two different locations both measured at 0.0 feet NGVD 29 could actually have different true elevations.

In the National Flood Insurance Program (NFIP), using a consistent and accurate vertical datum is critical. Elevations must be referenced to the same zero point to ensure accuracy. Otherwise, surveys could report different elevations for the same location, potentially leading to improperly rated flood risks, flooded structures, and financial losses.

Currently, older Flood Insurance Rate Maps (FIRMs) dated 1997 or earlier still reference NGVD 29. However, elevation data can now be measured more precisely using the official U.S. vertical datum: the North American Vertical Datum of 1988 (NAVD 88). All new FIRMs use NAVD 88, which typically results in an elevation difference of approximately -1.51 feet compared to NGVD 29. This change improves consistency and accuracy in elevation data used for flood risk assessments.

When Did the Vertical Datum Change?

In Broward County, all surveys and plans submitted with Environmental Engineering and Licensing applications must use NAVD 88 as of January 30, 2011. Elevations based on NAVD 88 are required for floodplain management and flood insurance purposes, including the completion of Elevation Certificates.

Who is Impacted by the Vertical Datum Change? 

The change in vertical datum affects all those using FIRMs or submitting applications for building permits or environmental licenses in Broward County, including engineers, surveyors, developers, homeowners, lenders, insurance agents, realtors and floodplain administrators, especially when comparing elevation data on the new FIRMs, produced using NAVD 88, with data on older FIRMs produced using NGVD 29.

Points to Know

• Changing from a measuring method developed in 1929 to one developed in 1988 will mean greater accuracy in determining land and water elevations.
• Instead of relying on "mean sea level" to determine the elevation of a point, Broward County will utilize the sophisticated elevation reference system for the North American continent. Eventually, all cities and counties in North America will use this same network of vertical reference points to support many diversified uses.
• Broward County databases will retain information in both the NGVD 29 and the NAVD 88 vertical datums in order to maintain historical data.
• Anyone who uses elevation information in Broward County will need to know about, understand and apply the new measuring standards.
• A conversion application is available so that users can readily convert elevation data from NAVD 88 to NGVD 29, and vice versa. You will be able to compare "apples to apples" using the free conversion software VERTCON. In addition, FEMA has computed an average conversion factor of minus 1.51 (-1.51) that may be used to provide a more rough conversion between the two datums.
• It is always more precise to convert elevations to the more accurate NAVD 88 vertical datum from the NGVD 29 vertical datum. Because of inherent flaws in the NGVD 29 datum, values converted from NGVD 29 to NAVD 88 will not exceed the accuracy of the source data. If exacting elevations are required, a new survey utilizing NAVD 88 values should be considered.

Conversion Factor Example

A building finished floor elevation is shown on an existing elevation certificate as 10.0’ NGVD. The equivalent NAVD 88 elevation can be obtained using the FEMA-approved average conversion factor in the following formula:

NAVD 88 = NGVD 29 + conversion factor

NAVD 88 = 10.0’ NGVD + (-1.51)

NAVD 88 = 8.49

If you have any questions regarding vertical datum changes or the NFIP in general, please contact the FEMA Map Assistance Center toll free at 1-877-FEMA MAP (1-877-336-2627).

Learn more about vertical datums and vertical datum conversion:

•South Florida Water Management District
•Vertical Datum Conversion Software (VERTCON)

What is an Elevation Certificate? 

Your elevation certificate was prepared when the home was constructed. It will list your finished floor elevation and the elevation of the adjacent ground. Many times, it will also have an attached Sketch of Land survey of the property showing the boundary, buildings, and easements.

The newest Elevation Certificate form can be found here.

https://www.fema.gov/glossary/elevation-certificate

If you like a copy of your elevation certificate, click here:

https://crm-pembrokepinesfl.mycusthelp.com/WEBAPP/_rs/(S(gnmc3drlifjarro2jfyxciux))/RequestSelect.aspx

When submitting the request, Select “ELEVATION CERTIFICATE ONLY” and Include the following information:

• Name
• Street address
• Email address and 
• Phone number (for contact in case of questions)

Frequently Asked Questions

What is a Flood Zone Map?

Flood zone maps—also known as Flood Insurance Rate Maps (FIRMs)—are used to assess flood risk for properties.

• Low- and moderate-risk zones are indicated by labels such as “X”, “0.2 PCT”, or shaded X zones.
• High-risk inland zones are marked with designations like “A”, “AE”, “AO”, or “AH”.
• Coastal high-risk zones, which face additional hazards from storm surge, are labeled “V” or “VE”.

The new Flood Maps became effective on July 31, 2024.

What's a floodplain? How do I determine if my property is in one? 
A floodplain is the part of the land where water collects, pools, and flows during the course of natural events. Such areas are classified as Special Flood Hazard Areas (SFHA), and are located in a 100-year flood zone. The term “100-year flood” does not indicate a zone that will flood every 100 years. The term describes a zone with a flood elevation that has a 1 percent chance of being equaled or exceeded each year; it is not the flood that will occur once every 100 years. The likelihood of a flood occurring within a 100-year stretch of time is high, but there is no way to predict when the next flood will occur. The redrawn maps indicate the floodplain as a “high-risk” area, officially classified as an A, AE, AH, VE zone.

Everyone Should Know Their Flood Zone!   Residents can call the City of Pembroke Pines at 954-518-9040 and provide a property’s address to find:

1. In which Flood Zone a property is located
2. If a property is in an area that has had drainage problems or multiple flood insurance claims filed in the past, and
3. If a property is in an area that should be protected due to its natural floodplain functions.

What are the benefits of the new flood hazard maps? 
The map modernization project will benefit numerous groups of people in different ways:

• Community planners and local officials will gain a greater understanding of the flood hazards and risks that affect Broward County and can therefore improve local planning activities.
• Builders and developers will have access to more detailed information for making decisions on where to build and how construction can affect local flood hazard areas.
• Insurance agents, insurance companies, and lending institutions will have easy on-line access to updates and upcoming changes in order to serve their customers and community more efficiently.
• Home and business owners will have the ability to make better financial decisions about protecting their properties.

Why property owner should consider purchasing a flood insurance?

• Most standard homeowner’s, businesses owner’s or renter’s insurance policies typically do not cover property losses due to flooding. Talk to your insurance agent to determine the appropriate level of protection you need.
• The city can provide flood insurance advice. Call 954-518-9040.
• Property owners should consider purchasing a flood insurance policy even if it is not mandated for their location. All areas are susceptible to flooding, although to varying degrees.
• Whether you rent or own, make sure to ask your flood insurance agent about coverage to protect your personal property. 
• Plan ahead as there is typically a 30-day waiting period for a National Flood Insurance Program (NFIP) policy to go into effect

How do the new flood hazard maps affect me? 
Neighborhoods across Broward County are affected differently by these map changes. There are some properties that weren’t affected and their risk remains the same. Other properties are now mapped into a higher-risk area and/or show a new Base Flood Elevation.  There are other properties that were mapped into a lower-risk area and/or show a new Base Flood Elevation.

Will the new flood maps affect me financially? 
Replacing household contents damaged by floods could place a significant financial burden on a homeowner or renter without flood insurance. Just a few inches of water from a flood can cause tens of thousands of dollars in damage. Homeowner’s insurance policies do not generally cover damage from floods. However, because Pembroke Pines participates in the National Flood Insurance Program (NFIP), you can purchase a separate flood insurance policy from an insurance agent and benefit from the premium discount available to all Pembroke Pines residents. Flood insurance is backed by the federal government and is available to everyone, even for properties that have been flooded previously. Please note that unless there is a special condition of the mortgage, there normally is a 30-day waiting period between the time flood insurance is purchased and the time coverage is in force.

If your property is in the SFHA and you have a mortgage from a federally regulated or insured lender, flood insurance is required. Even if you do not have a mortgage and you live in the SFHA or you live outside of the SFHA, all property owners and renters should carefully consider the benefits of flood insurance to protect against significant financial losses from floods. 

If you would like to know if your property is in a SFHA you can use Broward County’s interactive map viewer. You can also call 954-518-9040 and provide us your address and zip code.

If your structure was mapped into a high-risk area and you have a mortgage with a federally-regulated lender, you will need to purchase flood insurance. If your property is mapped into a low-or moderate-risk area, you may not be required to purchase or maintain insurance, but are strongly encouraged to do so. The cost of properly protecting your home and contents from flood damage is far less expensive than the cost to repair or replace it after a flood has occurred.

To learn more about flood insurance, please visit our Flood Insurance webpage: Flood Insurance Information

Talk to your insurance agent to determine the appropriate level of protection you need and the money savings options that are available.

You can also get additional information about South Florida Water Management District’s flood control efforts. (www.SFWMD.gov)

More Information

Why do I need Flood Insurance?

https://www.floodsmart.gov/flood-insurance/why

Information on different types of Flood Insurance

https://www.floodsmart.gov/flood-insurance/types

• Materials in Spanish:  https://www.floodsmart.gov/es/inicio
• There are materials in other languages.  (Select language in upper right corner) Go to:  https://www.fema.gov/flood-insurance

Any additional questions, please phone the Engineering Division at 954-518-9040.