Flood Protection & Information

In the aftermath of Hurricane Helene, Hurricane Milton, and Hurricane Ian the City of Cape Coral's Development Services Department is actively working to assist residents and businesses affected by the storms. Please see below for information on flood protection, awareness, and recovery.

Click here to view the Spring 2025
On The Move newsletter

• Helpful Links
• Floodplain Management Plan, Annual Progress Report – 2025
• Forerunner Flood Information Portal

Get Prepared

• Flood Risk Information Portal
• Flood Elevation Data
• FEMA Flood Map Revisions
• LOMA / LOMR-F Requests
• Property Planning and Protection
• Flood Insurance & Discounts
• Financial Assistance & Grants
• Dry Floodproofing Certificates (Commercial Only)
• Community Outreach Programs

Stay Safe

• Emergency Warning System 
• Flood Information, Mitigation, and Safety

Recover

• Substantial Damage/Substantial Improvement

Flood Risk Information Portal

The City of Cape Coral is partnering with Forerunner to give residents easy access to flood risk information for their properties. 

Some of the ways residents can utilize Forerunner include:

• Flood Risk Check: Use any address to find the property's flood zone, Base Flood Elevation (BFE), Design Flood Elevation (DFE), and other floodplain information.

• Elevation Certificates: Search for existing Elevation Certificates and important flood documents to avoid the cost of getting new ones.

• Get Help: Contact your local floodplain management team through Forerunner’s Get Help page by entering your information and property details.

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Flood Elevation Data

Citizens can alternatively check flood zone information online with GIS.  

Follow the search instructions shown below to:

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FEMA Flood Map Revisions

Flood Maps Changed in November 2022 - What you should know: It is important for all citizens and business owners to understand the potential risks of flooding. The federal government has issued new flood hazard maps for Lee County, which are based on updated engineering studies. Please familiarize yourself with the new maps and actions you can take to minimize health and property risks associated with flooding.

The Federal Emergency Management Agency (FEMA) has completed the first comprehensive review of flood zones throughout Lee County in 14 years.  New Flood Insurance Rate Maps, which also establish required base flood elevations for construction, became effective on November 17, 2022.

View Cape Coral's new flood zone map

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LOMA / LOMR-F Requests

Property owners who believe their structure or parcel may qualify to be removed from the Special Flood Hazard Area can request a FEMA map change through either a Letter of Map Amendment (LOMA) or a Letter of Map Revision Based on Fill (LOMR-F). While both processes can result in a structure or parcel being removed from the mapped flood zone for insurance purposes, they apply in different situations:

LOMA – Letter of Map Amendment

A LOMA is appropriate when a property is naturally elevated above the Base Flood Elevation (BFE) without the use of fill. FEMA reviews elevation data, typically from an Elevation Certificate, to confirm that the natural ground or the structure’s lowest adjacent grade is above the regulatory flood elevation.

LOMR-F – Letter of Map Revision Based on Fill

A LOMR-F is used when fill has been placed on the property to elevate the structure or parcel above the flood elevation.

This is the most common type of map change request in the City of Cape Coral due to the widespread use of fill during site development.
Because fill modifies the floodplain, FEMA requires additional documentation, including:

A Community Acknowledgment Form (CAF) signed by the City, confirming that the structure or fill is reasonably safe from flooding and meets FEMA, State, and Local technical criteria.

How to Submit

The City provides dedicated permit types for both LOMA and LOMR-F requests through the CSS Portal. Previously issued LOMA/LOMR-F determinations are also available for viewing in Forerunner.

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Property Planning

After fires, floods are the most common and widespread of all-natural disasters. Most residents of Cape Coral live in a flood zone that falls into a category called a “Special Flood Hazard Area.” These areas are the V-Zone and A-Zone on the Flood Zone map. X-Zones are not considered part of the Special Flood Hazard Area, but just because your property is in one of the less susceptible flood zones does not mean you have no need for concern. Twenty-five percent of flooding occurs outside areas formally designated as being flood-prone (i.e., Special Flood Hazard Areas).

Flood insurance is required for many property owners; however, this insurance is available to all properties in Cape Coral, including properties in the X-Zone.  Due to the lower risk, these zones can be insured at a lower insurance premium than the higher-risk areas.

Property Protection Measures 

Protecting your home or business from flooding begins with understanding your property’s flood risk and taking proactive steps to reduce potential damage. The following measures can help safeguard your structure before, during, and after a flood event.

Simple, No-Cost Actions

Even if you cannot make permanent improvements, there are actions you can take ahead of a storm:

• Elevate valuables and essential items to higher floors, countertops, or upper cabinets.
• Move appliances or electronics to elevated surfaces whenever possible.
• Secure outdoor items that could become debris during high winds or flooding.

Protective Improvements to Your Property

There are several long-term strategies that can reduce flood risk:

• Elevate or Retrofit the Structure
  If your finished floor elevation is low relative to expected flood levels, consider mitigation options such as elevating the structure, adding compliant flood openings, or improving foundation components. Dry floodproofing is permitted only for non-residential (commercial) structures and must be designed by a licensed professional.
• Use Flood-Damage-Resistant Materials
  Where feasible, incorporate flood-resistant materials below the Base Flood Elevation (BFE) + 1 ft. While not a code-compliant mitigation method on its own, it can significantly reduce cleanup and repair time.
• Improve Site Drainage
  Re-grading your yard, maintaining swales, and clearing drainage pathways can help direct water away from the structure.

Important:

Any repairs, substantial improvements, or retrofit work to a structure located in a regulated flood zone require proper permits. Please contact the Building Division for permitting questions at (239) 574-0546.

Know Your Elevation

Understanding your elevation is key to evaluating flood risk. Elevation Certificates and other elevation data for many properties can be accessed through Forerunner, the City’s online floodplain management platform.

Buildings constructed prior to 1993 may not have an Elevation Certificate on file; homeowners may obtain one from a licensed surveyor if needed.

Need Technical Guidance?

For questions about floodplain requirements, property-specific flood risk, or mitigation options, please contact Floodplain Staff at (239) 574-0611.

Additional Resources

FEMA, the U.S. Army Corps of Engineers, and the National Flood Insurance Program (NFIP) provide extensive information on flood protection and preparedness. Helpful resources include:

• www.floodsmart.gov to learn about flood risks, insurance, and preparedness.
• FEMA and USACE publications available at local libraries and the Department of Development Services.

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Flood Insurance & Discounts

Homeowner's and renter's insurance policies do not cover damage caused by flooding. It is possible that flooding waters could cause more damage to the contents than to the structure. If you are in a V-Zone or an A-Zone, you are four times more likely to experience a flood than a fire. Don’t wait for the next flood to buy insurance protection. If you don’t have flood insurance, talk to your insurance agent. There is a 30-day waiting period before National Flood Insurance Program (NFIP) coverage takes effect. Contact your insurance agent for more information on rates and coverage.

Structures under construction are also insurable. Almost any building with at least two walls and a roof is insurable against flooding through the NFIP which offers affordable, federally-backed insurance. Contents of insurable buildings can be covered by a separate policy, also making flood insurance available to renters. Unless you requested that your flood insurance policy cover the contents, it may only cover the structure. 

Because the City provides more than the minimum required flood plain management, properties within the City receive a Community Rating System flood insurance discount.

Click here for more information on flood insurance costs and coverage

CRS & Cape Coral’s Flood Insurance Discount

To reduce flood insurance premiums for Cape Coral properties, the City of Cape Coral is a part of the NFIP and participates in the Community Rating System (CRS), which provides flood insurance discounts to communities that adopt higher regulatory standards for floodplain management. The benefit to residents is not only lower insurance premiums, but also more flood-resilient communities. Because of the points earned in this program, owners of property in A, AE and V flood zones in Cape Coral qualify for a 25% flood insurance discount. The discount in the X Zone, where flood insurance is optional, is 10%. The value of these discounts is $15 million annually.

Click here to check your flood zone

The City of Cape Coral joined the CRS program in 1991 and reached the city’s current CRS Class 5 rating in 2010. Based on information from CRS, the value of this discount in Cape Coral is $7.5-8 million annually, up to 2022.

Residents of Cape Coral will automatically receive this discount and may confirm it by checking for this Community Identification – Cape Coral ID# 125095 – on their National Flood Insurance Program policy.

FEMA Flood Insurance Advocate 

The FEMA Flood Insurance Advocate is available to help policyholders understand complex flood insurance questions, resolve concerns, and navigate issues related to claims, underwriting, ratings, and mapping.

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Financial Assistance & Grants 

Every year, thousands of properties across the country experience flooding, many of which were built before floodplain management practices were established. To help reduce the impact, FEMA offers several programs that provide financial assistance to communities and property owners for flood mitigation efforts.

• Flood Mitigation Assistance (FMA) Program
  • Administered through a partnership with the Florida Division of Emergency Management (FDEM), funds are to be used for projects that reduce or eliminate the risk of repetitive flood damage to buildings insured by the National Flood Insurance Program (NFIP).

• Hazard Mitigation Grant Program (HMGP)
  • Administered through a partnership with the Florida Division of Emergency Management (FDEM), funds are to be used to develop hazard mitigation plans and rebuild in a way that reduces, or mitigates, future disaster losses within the community. This grant funding is available after a presidentially-declared disaster.

• Increased Cost of Compliance (ICC) Coverage
  • This coverage is available if your home or business is damaged by a flood, you may be required to meet certain building requirements in your community to reduce future flood damage before you repair or rebuild. Flood insurance policyholders in high-risk flood areas may receive up to $30,000 of coverage to help offset the costs to bring their home or business into compliance with their local community's floodplain management ordinance or regulations.

• 203(k) Rehabilitation Mortgage Insurance Program
  • Offered through the U.S Department of Housing and Urban Development, this loan program assists with financing of a mortgage covering the purchase or refinancing and rehabilitation of a primary single-family residence that is at least 1 year old.

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Dry Floodproofing Certificates (Commercial Only)

A Dry Floodproofing permit applies to non-residential buildings that are made watertight by sealing openings with certified panels and waterproof materials. Before a dry-floodproofed building is designed, several planning considerations, such as initial and annual costs, flood warning time, building use, access and egress, floodwater velocities and depths, debris impact potential, flood frequency, and all applicable State and local requirements, must be evaluated to determine whether dry floodproofing is a feasible floodplain management measure.

This method is allowed only for commercial and other non-residential structures located below the Base Flood Elevation (BFE) in AE zones and is not permitted in VE zones. All dry floodproofing must comply with FEMA, State of Florida, NFIP, ASCE 24, and City LDC requirements, and it is not permitted for residential properties, including individual condo units.

Key Considerations

• Flood warning time and building occupancy
• Access and egress during flooding
• Floodwater velocities, depths, and debris impact potential
• Initial and ongoing maintenance costs
• Overall feasibility for the building and site

Dry Floodproofing Commercial Permit Guidelines can be found in the Permitting Document Center.

How to Apply

Dry Floodproofing permits are available through the City of Cape Coral CSS Portal.

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Community Outreach Programs 

The City of Cape Coral actively engages the community to strengthen flood awareness, preparedness, and resilience. Recent outreach efforts include:

• Hosting a floodplain information booth at the annual Hurricane Expo, providing residents with local flood risk resources.
• Conducting multiple presentations for realtor groups, helping realtors, buyers, and sellers understand flood zones, insurance requirements, and best practices for purchasing or selling property in a Special Flood Hazard Area.
• Presenting with the City's Emergency Management and Resilience Department at the FFMA Conference in Cape Coral and at other statewide floodplain management events, educating communities on NFIP and CRS requirements, post-storm responsibilities, and mitigation strategies.
• Supporting neighboring communities through deployment missions to assist with post-storm impact surveys.

These efforts reflect the City’s commitment to public education and proactive floodplain management.

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Emergency Warning System 

The Lee County Emergency Operations Center provides the Emergency Warning System for Cape Coral. A hurricane watch for Lee County will be announced if hurricane conditions are possible for our area within the next 36 hours. A Hurricane Watch means it is time to put the early stages of your hurricane plan into effect. Tune in to local radio or television stations listed for the latest distribution of emergency information. Severe weather and flood warning threats are also continuously broadcast by the National Weather Service on special weather radios on Channel 4, 162.475 MHz. Emergency vehicles may also broadcast emergency information over an amplified speaker. 

If the County declares an evacuation advisory or evacuation order for your area, please heed the warning and give yourself plenty of time to leave the area. Click here to access maps of the evacuation routes and storm surge zones for Lee County.  

Be prepared for interruptions of service from cable television and telephone providers.  Because any storm can interrupt electric power, it is important that you have a radio or television that can operate on battery power and a supply of fresh batteries.

Additionally, cordless phones will not work when there is an interruption in power.  If you have a telephone landline in your home, it's wise to maintain an "old fashion, plug into the wall" corded telephone device, which requires no electrical power.  

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Flood Information, Mitigation, and Safety
Cape Coral’s Flooding Threat 

Flooding in Cape Coral can occur from two causes, heavy rain and storm surge. Aside from localized street flooding, the Cape’s stormwater infrastructure has proven to perform well relative to preventing flood losses to homes and businesses during rainstorms. However, it may not have adequate capacity if it rains hard enough for an extended period or if pipes get clogged.

The other flood threat, storm surge, is a phenomenon usually associated with hurricanes. Amazingly, the storm surge can be as high as 25 feet in an intense hurricane. The areas most susceptible to storm surge are located near the coastline of Charlotte Harbor, the Caloosahatchee River, and Matlacha Pass. Historically, high tides up to 12 feet above normal were reported at Fort Myers and Punta Rasa during the 1926 hurricane. In 1960, Hurricane Donna caused high-water marks of 10 to 11 feet on Estero Island.    If a hurricane watch is issued, please keep in mind that every hurricane is different and base your action plan on information specifically pertaining to the incoming storm.

For example, in 2004, Hurricane Charley made landfall on the southwest coast of Florida, near Cayo Costa, with maximum sustained winds of 130 knots. Because the eye shrank considerably in the 12 hours before landfall, these extreme winds were confined to a very small area, reducing storm surge potential.   Conversely, Hurricane Ian made landfall 18 years later in nearly the exact same place: however, the storm was larger and slower, which consequently led to a much greater storm surge event.

What You Can Do 

Do not dump or throw anything into the swales, drainage inlets, canals, basins, or rivers. Dumping into these waters is a violation of the City of Cape Coral Code of Ordinances, Section 9-15. This includes lawn clippings, horticultural trimmings, dirt and fill material, and other construction debris. Keep in mind that any dirt or lawn clippings that are blown into the street will eventually be washed into the drainage system. Also, all construction sites are required to have erosion protection devices. Material such as silt and sand can reduce the capacity of the drainage system. If this occurs, the system cannot carry the water away as it was engineered to do. If you see dumping into the stormwater system or any waterbody, please notify Code Enforcement at (239) 574-0613. 

If your property is next to a drainage inlet, canal, or river, please keep inlets open and the banks clear of brush and debris.

Always check with the Department of Development Services, Building Division at (239) 574-0546, before you build on, alter, regrade, or deposit fill on your property. You may need a permit to ensure that your projects do not cause drainage problems on your property or any surrounding properties. If you see building or filling without a City permit sign posted, please notify Code Enforcement at (239) 574-0613.

Natural and Beneficial Functions of Wetlands

In Cape Coral, the areas most susceptible to tropical storm tidal surges are located near the coastline of Charlotte Harbor, Matlacha Pass, and the Caloosahatchee River. These vast areas extend from Burnt Store Marina to just north of Four-Mile Cove Ecological Park. Most of these areas with the highest susceptibility to flooding are preservation lands owned by the State of Florida.

By preserving the native vegetation consisting of salt marshes and mangrove communities, residents of Cape Coral gain significant protection. The mangroves, in particular, stabilize the shoreline during hurricanes. The mangroves have prop roots, leaves, and branches that offer frictional resistance to flowing water. This reduces storm erosion and decreases the speed of the flow of tidal inundation. It also allows the settling of particulate matter. Trees use these sediments and the nutrients in the water for growth.

Safety During and After Flooding 

Do not walk through flowing water. Drowning is the number one cause of flood deaths, mostly during flash floods. Currents can be deceptive; six inches of moving water can knock you off your feet. If you must walk in standing water, use a pole or stick to ensure that the ground is still there before you step further. Flood waters can also carry microorganisms capable of causing disease via skin contact. 

Do not drive through a flooded area. More people drown in their cars than anywhere else. Do not attempt to drive around road barriers; the road or bridge may be washed out. 

Avoid power lines and electrical wires. The number 2 flood killer after drowning is electrocution. Electrical current can travel through water. Report downed power lines to the Power Company or the City’s Emergency Operations Center at (239) 573-3022. Disconnect electricity and gas lines prior to flooding. 

Look out for animals, especially snakes. Small animals flooded out of their homes may seek shelter in yours. Use a pole or stick to poke and turn things over and scare away small animals. 

Look before you step. After a flood, the ground and floors are covered with debris, including broken bottles and nails. Floors and stairs covered with mud can be very slippery. 

Never use a generator indoors or in an attached garage.  A portable generator uses an internal combustion engine that emits deadly carbon monoxide. Place the generator where exhaust fumes will not enter the house. Only operate it outdoors in a well-ventilated, dry area, away from air intakes to the home, and protected from direct exposure to rain. If you own a generator, consider purchasing a carbon monoxide detector. 

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Substantial Damage/Substantial Improvement

Repairs and Permitting

All repairs of structures in the Special Flood Hazard Area require a permit, including the submission of a Substantial Improvement/Substantial Damage application from the City of Cape Coral. 

If you had work done without a permit you will need to apply for the applicable permit to put your structure back into compliance. A remodel permit is required for repairs that include any of the following: drywall, baseboards, flooring, cabinets, electrical, plumbing, etc. Please click the Document Center link where you will find what documents are required for the permit.

To apply for the required permits online please click the CSS link.

If you have additional questions for after the fact permits or need further assistance please email FEMAPackets@capecoral.gov.

National Flood Insurance Program (NFIP) & Definitions

If your home or business is in the Special Flood Hazard Area (SFHA) and is not flood compliant (i.e. structure is below Freeboard, which is FEMA BFE + 1 foot), the City of Cape Coral has flood damage prevention regulations that may affect how you remodel, renovate, or add on to your building.

The NFIP requires that any structure located in the SFHA where the cost of proposed improvements or repairs equals or exceeds 50% of the value of the structure must be brought into full compliance with current flood damage prevention regulations.

These laws are required by the NFIP to protect lives and investment from future flood damages. Our community must enforce these laws in order for federally-backed flood insurance to be made available to Cape Coral residents and property owners.  Cape Coral, following the NFIP requirements, has the responsibility to determine "substantial damage" and "substantial improvement," and has implemented the procedures to do so. 

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Helpful Links

• Lee County All Hazards Guide
• Lee County Evacuation Routes and Storm Surge Zones
• Forerunner Flood Risk Information Portal
• Floodplain Management Plan, Annual Progress Report – 2025
• 50% Rule Questions? View the FEMA checklist pertaining to determining the 50% rule
• Hurricane Damage?  View federal and state mitigation program information
• Risk Rating 2.0 Equity in Action
• Florida Risk Rating 2.0
• FloodSmart.gov: To learn about flood risks, insurance, and preparedness.
• Find Elevation Certificate
• Flood Insurance Costs and Coverage
• AlertLee Emergency Notification System

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