In Bryan County the primary threat of flooding results from the “ponding” of water during heavy storms and potentially storm surge from hurricanes.  Some flooding can result from events, especially when the ocean and river tides are running higher than normal.  Bryan County is relatively flat and this causes storm water, in heavy rain events, to overwhelm the street drainage and storm outfall devices.  There are many areas throughout the County that have recurring flooding problems.  The natural low point running the entire length of the peninsula side of the County is especially subject to the “ponding” effect.  Many storm water catch basins are located in this area, but are often overwhelmed, causing minor flooding.  On rare occasions, flood waters may invade the lower-lying homes in those areas.  Other areas of the County subject to localized flooding include the inhabited areas adjacent to the Ogeechee River which can rise rapidly depending on the amount of rainfall and water levels in the streams and tributaries.

Many people think that if they do not live near a river or the coast, they are not in danger of flooding - but this is not true. No matter where you live, some risk of flooding exists - it's just a question of whether you live in a high-risk, moderate-risk or low-risk flood area. FEMA flood zone maps, known as Flood Insurance Rate Maps (FIRMs), show areas of high, moderate, and low flood risk. These maps are used to set minimum building requirements to determine flood insurance requirements and rates. The unincorporated areas of Bryan County are classified by the following flood zones:

Bryan County’s Interactive Flood Map provides flood related information which can assist you in understanding your property’s flood hazard risk.  Explore the County's interactive flood map to confirm if your property is located within a Federal Emergency Management Agency (FEMA) mapped Special Flood Hazard Area (SFHA).

Bryan County Flood Zones, Elevation Certificates, & LOMAs Interactive Map

Other Resources to Explore:

• Information about potential flood conditions can be obtained by visiting the USGS National Water Dashboard and the USGS River Gage Website.  The U.S. Geological Survey has four monitoring locations in Bryan County, providing real-time stream gage data for Black Creek and the Canoochee and Ogeechee rivers.  Data for each of the four locations can be obtained by clicking on the following links:

• Canoochee River at Fort Stewart
• Black Creek near Blitchton
• Ogeechee River at Hwy 204 near Ellabell
• Ogeechee River at US 17 near Richmond Hill

For most people, their home and its contents represent their greatest investment.  Property losses due to flooding are not covered under most homeowners’ insurance policies; however, flood insurance can be obtained through the National Flood Insurance Program (NFIP).  NFIP was established by Congress in 1968, enabling property owners to buy flood insurance at reasonable rates in participating communities.  In return, those communities carry out flood management measures designed to protect life and property during future flooding.  The Federal Emergency Management Agency (FEMA), through its Federal Insurance Administration, administers the NFIP and the Community Rating System (CRS). 

If you own a property in a high-risk zone and have a federally backed mortgage, you are required to purchase flood insurance as a condition of that loan. In areas of moderate/low-risk, the risk of flooding is reduced, but not completely removed. Although flood insurance may not be required, property owners in these areas are still encouraged to purchase flood insurance. 

To find out more about flood insurance, contact an insurance agent and visit https://www.floodsmart.gov.  Since there is usually a thirty (30) day waiting period before a flood insurance policy takes effect, do not wait until a storm threatens before securing flood insurance.

If your home or business is in a Special Flood Hazard Area (SFHA), your insurance agent will likely need an Elevation Certificate (EC) to determine your flood insurance premium. Knowing your building’s lowest floor elevation compared to the estimated elevation that flood waters are expected to reach in a major flood, known as the Base Flood Elevation (BFE), helps determine your actual flood risk and the cost of your flood insurance. The higher your lowest floor is above the BFE, the lower your risk. Lower risk typically means lower flood insurance premiums.  If requested, there are several ways you may be able to obtain a copy of an EC for your property:

1. Check with the Community Development Department. Bryan County collects and maintains ECs for new construction and substantial improvements to existing buildings that are located within the SFHA.  Elevation Certificates collected since 2009 are available in our on-line repository.
2. Ask the sellers or previous owners of the property. When buying a property, ask the sellers to give you their EC or ask that they provide one prior to closing. 
3. Ask the developer or builder. In a SFHA, they may have been required to get an EC at the time of construction. 
4. Hire a licensed land surveyor, engineer, or architect to prepare a certificate.

Elevation Certificates are valid in perpetuity unless there is a modification or addition to the existing structure that changes the lowest finished floor.  If your community adopted new Flood Insurance Rate Maps (FIRMs) and your building has not changed, your insurance agent should be able to rate your policy using the information on the old EC and the FIRM used to rate your policy.

Bryan County Emergency Management provides information to assist Bryan County residents in preparing for emergencies related to flooding.  Visit their webpage Emergency Management | Bryan County (bryancountyga.gov) to learn what to do before, during, and after a flood, and to obtain important information regarding evacuation routes.   

You can also register to receive emergency alerts through the County’s CodeRED Emergency Notification system.  Visit Code RED | Bryan County (bryancountyga.gov) to sign up now.

Flooding causes more property damage in the United States than any other type of natural disaster.  While recent construction practices and regulations have made new homes less prone to flooding, many existing structures remain susceptible.  Effective ways to mitigate future flooding include relocating a building to a higher site, keeping water away from the property, or retrofitting structures to make them flood proof.  Retrofitting is a different approach in that the property itself remains subject to flooding while the building is modified to prevent or minimize flooding of habitable space. This can usually be accomplished by elevating the structure above flood protection levels, constructing flood barriers (floodwalls, berms), dry flood proofing, and/or wet flood proofing (permits entry and passage of flood waters).

FEMA has several grants to help owners with mitigation projects in order to reduce their exposure to flood damage.  For more information, visit https://www.fema.gov/grants/mitigation.

Development in a Special Flood Hazard Area (SFHA) requires that special procedures and regulations be followed. Chapter 105 of the Bryan County Code of Ordinances requires compliance with the applicable flood regulations for new construction and substantial improvements to existing structure(s).  If you plan on substantially improving your home, or your home has been substantially damaged and the improvements and/or repairs will cost 50% or more of the building’s assessed value, you will be required to bring the structure up to current building and floodplain standards.  To help cover the costs of these improvements/repairs, you may be eligible to file an Increased Cost of Compliance (ICC) claim through your flood insurance policy.  For more information, visit https://www.fema.gov/floodplain-management/financial-help/increased-cost-compliance.

Development permits and floodplain reviews are completed by the Community Development Department. Contact Department staff to help you determine what regulatory provisions may apply to your property.  Richmond Hill Office, 912-756-7964 or Pembroke Office, 912-653-5260. 

The major flood component of a riverine system is the floodway.  Floodways are defined as that area of the watercourse that is necessary to carry the base flood without increasing the water surface elevation more than one foot.  Development is heavily regulated in flood way areas.  Floodplains are areas adjacent to rivers, ponds, lakes, and oceans that are flooded at different points in time. The importance of maintaining natural floodplains is not a difficult idea to understand. These are hydrologically important, environmentally sensitive, and ecologically productive areas that perform many natural functions. They contain cultural and natural resources that are of great recreational, educational, and scenic value to society.  Riverine systems such as the Ogeechee, Canoochee and Jerico Rivers vary in steepness, width, flow, sediment deposition, and erosion.  These riverine floodplains typically flood during the tropical storm events, but are subject to periodic flooding due to excessive rainfall.  The flooding brings erosion and deposition of soils and can dramatically affect the shape of the floodplain, the depth and composition of soils, the type and density of vegetation, the presence and extent of wetlands, richness and diversity of wildlife, and the depth of groundwater. Riverine systems are important habitats for a variety of fish, reptiles, vegetation and furbearing wildlife.  Flood waters can carry nutrient-rich sediments which contribute to a fertile environment for vegetation. The sustaining attributes of the floodplain have historically attracted human settlements as they provided a wealth of food and the easiest means of travel.  Consequently, floodplains include many archaeological and historical sites. Floodplains also serve as a nature study center for scientific research. Due to the scenic, cultural, and scientific value, floodplains are ideal locations for parks and recreational areas. In addition, floodplains are important because of storage, conveyance, and protection of water quality, and groundwater recharge.

Marshes, near-shore ocean bottoms, beaches, bays, coastal dune lakes, tidal flats, and estuaries are all components that make up the coastal floodplain of Bryan County. Coastal floodplains are important to estuarine and marine fisheries. Estuarine wetlands are important for breeding, nursery, and feeding grounds for marine fisheries, waterfowl and other wildlife.

Human development and industrialization take a toll on the natural functions of floodplains.  Development in the floodplains causes decreases in water quality, loss of wildlife habitats, and an increase in severity and frequency of flood events and losses. Maintaining the natural functions of floodplains, through better floodplain management practices, will better protect the natural and beneficial functions of floodplains.