Buying or selling near the Olentangy in Delaware can raise important questions about flood risk. If the terms BFE, SFHA, or freeboard make your head spin, you are not alone. In a few minutes, you can learn how to check a property’s flood status, understand local rules, and plan your next steps with confidence. Let’s dive in.
Why the Olentangy floodplain matters
The Olentangy River shapes neighborhoods and parks in Delaware, and it occasionally pushes water into low areas. Upstream, the U.S. Army Corps of Engineers operates Delaware Dam and Delaware Lake to reduce regional flooding, though releases can still affect low-lying trails and spots near the river (project overview).
History also plays a role. The March 1913 flood was the area’s most significant, and it helps explain why some downtown-adjacent areas are carefully mapped and managed today (1913 flood history).
How flood risk is mapped
FEMA’s Flood Insurance Rate Maps define Special Flood Hazard Areas, such as Zones A and AE, and set the Base Flood Elevation. The FEMA Map Service Center is the official place to check whether a structure or lot touches a mapped flood zone (FEMA Map Service Center).
Being mapped in an SFHA means there is a 1 percent annual chance event that could affect the area. Some mapped properties never flood, and some outside the line can still see high water. Your elevation relative to the BFE is the key factor.
City rules at a glance
The City of Delaware enforces a Flood Damage Reduction Ordinance that follows FEMA’s standards and adds local protections. The ordinance requires permits for development in flood hazard areas, elevation documentation, and post-construction certifications. It also sets a Flood Protection Elevation that is the BFE plus 1 foot of freeboard (City ordinance PDF).
These rules affect new builds, substantial improvements, some repairs, and work in mapped floodways. Plan ahead so your project, appraisal, and insurance all align.
Check a property in minutes
Use this quick sequence any time you evaluate a home near the river:
- Look up the address in the FEMA Map Service Center and save the FIRMette, which shows the flood zone and map panel (FEMA Map Service Center).
- Cross-check Delaware County GIS for parcel lines, contours, and the flood layer. This helps you see if the structure or just the lot touches the line (Delaware County GIS).
- Ask the City of Delaware Building Division about any floodplain permits or elevation certificates on file. Confirm local requirements before planning improvements.
- Review the state-required seller disclosure. Ohio law requires sellers to disclose known flooding, drainage, or water damage history (Ohio disclosure statute).
If the home is in an SFHA
- Insurance requirement: If you use a federally regulated lender and the structure is in an SFHA, flood insurance will be required as a loan condition (NFIP basics and rules).
- Elevation Certificate: Ask whether one exists. Elevation data often influences premiums and can clarify risk. FEMA’s guidance explains how Elevation Certificates are used (Elevation Certificate overview).
- Building standards: Improvements and substantial repairs must meet the City’s ordinance, including minimum elevation at or above the Flood Protection Elevation.
If you think the map is wrong
Sometimes a lot is mapped in the floodplain even though surveyed elevations show it is at or above the BFE. In that case, a licensed surveyor or engineer can help you submit a Letter of Map Amendment or a LOMR-F to FEMA. A successful determination can remove the federal mandatory purchase requirement, although a lender may still require insurance (FEMA LOMA/LOMR-F process).
Risk reduction that helps value
Target simple upgrades that improve safety and insurability:
- Elevate utilities like HVAC, water heaters, and electrical above the BFE.
- Use flood-resistant materials below the BFE and install proper flood vents.
- Preserve natural flow paths on the lot and avoid filling areas that carry water.
- Keep documentation for all work. Verified compliance can support better insurance outcomes and buyer confidence.
Seller tips for smooth sales
- Complete the Ohio Residential Property Disclosure Form carefully and early. Disclose known flooding, drainage issues, and water damage, and share any related repairs or reports (Ohio disclosure statute).
- Gather helpful documents, such as past elevation certificates, permits, and insurance information. Clear, organized records reduce surprises during underwriting and appraisal.
Who to contact
- City of Delaware Building Division and Planning staff for permits, floodplain administration, and any available elevation documentation.
- Delaware County GIS for parcel and flood layer maps (Delaware County GIS).
- FEMA Map Service Center for official flood maps and Letters of Map Change records (FEMA Map Service Center).
- U.S. Army Corps of Engineers for Delaware Dam background and operating purpose (Delaware Lake project).
If you want help weighing a home’s flood profile with your goals, we are here to guide you. Reach out to The Oracle Group for local insight, a clear action plan, and connected support from offer through closing.
FAQs
How do I tell if a Delaware property is in a floodplain?
- Use the FEMA Map Service Center to see if the structure or lot touches an SFHA zone, then confirm details with the City’s floodplain administrator.
Do homes mapped in an SFHA always flood in Delaware?
- No. SFHA mapping reflects a 1 percent annual-chance event, and elevation relative to BFE is a stronger indicator of a structure’s vulnerability.
Will my lender require flood insurance near the Olentangy?
- If the structure is in an SFHA and your loan is from a federally regulated lender, flood insurance is typically required as a condition of the mortgage.
Can I remove my Delaware lot from the FEMA flood zone?
- Possibly, if certified elevations show your lot or structure is at or above the BFE. A surveyor can help you pursue a LOMA or LOMR-F with FEMA.
What documents can help lower flood premiums in Delaware?
- An Elevation Certificate, proof of compliant elevation or floodproofing, and records that show adherence to the City’s floodplain standards are often useful.
Who manages flood control upstream of Delaware?
- The U.S. Army Corps of Engineers operates Delaware Dam and Delaware Lake, which provide regional flood risk reduction though releases can affect low-lying areas.