Development in the Floodplain

Permit Requirements

All development in the City of Bellaire must obtain all necessary permits. Contact the City of Bellaire's Development Services Department at 713-662-8230 for advice before you build, fill, or otherwise develop. The Zoning Ordinance, Flood Damage Prevention Ordinance, and the International Building Codes have special provisions regulating construction and other developments within floodplains. Without these provisions, flood insurance through the National Flood Insurance Program (NFIP) would not be available to property owners in the City of Bellaire. Any development in the floodplain without a permit is illegal - such activity should be reported to the Development Services Department.

Substantial Improvement and Substantial Damage

What is substantial improvement? The National Flood Insurance Program (NFIP) requires that any reconstruction, rehabilitation, addition, or other improvement of a structure taking place during 365 days, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement, must conform or meet the same construction requirements as a new building and be constructed above the minimum Base Flood Elevation (BFE) listed on the City of Bellaire's Flood Insurance Rate Map (FIRM). The City of Bellaire has adopted higher standards, which requires construction at or above the Design Flood Elevation (DFE). Substantial improvement also means any combination of repair, reconstruction, rehabilitation, addition or other improvement of a structure over an improvement period for permits after two flooding events, the cost of which equals or exceeds 50 percent of the market value of the structure before the work to be permitted is started. The improvement period is that period of time from the current permit application date back to the first flooding event, but not to exceed ten years. This term applies to structures that have incurred "substantial damage," regardless of the actual repair work performed. 

What is substantial damage? Substantial damage means damage of any origin sustained by a building or structure when the cost of restoring the building to its pre-damaged condition would equal or exceed 50% of the market value of the building before the damage occurred. Substantial damage is determined regardless of the actual repair work performed.

Drainage System Maintenance

In the City of Bellaire it is illegal to dump, or deposit, any type of debris into a canal, drainage ditch, stream or river. This debris can become entangled in culverts and shallow streambeds, canals or drainage ditches and impede drainage causing the flow of water to back up. Additionally, citizens of Bellaire should keep drainage ditches on their property free of debris, foliage and vegetation that would impede the flow of water. Debris dumping should be reported to the City of Bellaire's Public Works Department at 713-662-8150.

Property Protection

Rather than waiting for a flood to occur, you can act now to protect your property from flood damage. Various alternatives are available to help minimize flooding. Per FEMA, if the floor level of your property or structure is lower than the Base Flood Elevation (BFE) according to the city's Flood Insurance Rate Map (FIRM), you especially should consider ways to prevent flooding from occurring such as retrofitting your building or ancillary structure. This is also recommended where the floor level is lower than the Design Flood Elevation (DFE), which is the City’s “higher standard.” Retrofitting means altering your building or ancillary structure to eliminate or reduce flood damage.

Retrofitting measures include:

  • Elevating the building so that flood waters do not enter or reach any damageable portions of it
  • "Dry Floodproofing" to make the building walls and floor watertight so water does not enter
  • "Wet Floodproofing" to modify the structure and relocating the contents so that when flood waters enter the structure there is little or no damage
  • Preventing sewer backup with the installation of a backflow device

There are several good references on retrofitting in the Bellaire Public Library and on the FEMA website. These references will inform you about retrofitting techniques and help you decide which is best for you.

Flood Protection Assistance

Concerned citizens and the general public can obtain information on flood protection assistance from the City of Bellaire's Development Services Department by calling 713-662-8232. The City of Bellaire has site-specific flood related data, along with data on historical flooding in the neighborhoods, and similar information, so inquirers can relate the flood threat to their specific areas.

List of Provided Services

  • Provide materials on how to select a qualified contractor and what recourse citizens have if they are dissatisfied with the contractor's performance.
  • Discuss flooding, drainage and sewer problems and provide advice to property owners.
  • Provide advice and assistance on retrofitting techniques, such as, elevating buildings at or above the Design Flood Elevation (DFE), dry floodproofing, wet floodproofing and protecting buildings from sewer backups. 
  • Upon request, the City of Bellaire can provide copies of finished construction elevation certificates for insurable structures completed within the 100-year special flood hazard area and the 500-year medium flood hazard area since joining the Community Rating System in April of 2022.

For available certificates to date, please see: Forerunner