FEMA | Malibu Rebuilds

If the DFE is, for example, 8-feet, does this mean that the elevation of the bottom portion of the lowest horizontal support member/ structure that supports the above living/ habitable area must be at least 8-feet? The 8-feet is not the top of the finished floor of the living / habitable area, correct?

Yes. The elevation must be referenced to the bottom of the lowest horizontal structural member if the structure is located in a V Zone or Coastal A Zone. If the structure is located outside of the V and Coastal A Zones, then the elevation can be referenced to the top of the floor.

Avi Vemuri2025-09-03T08:58:44-07:00September 3rd, 2025|

Can you please confirm that a garage floor/slab that is below the DFE must have breakaway walls on all sides of the enclosure area? Also, does this mean that the living/habitable area above the garage must be supported on piles, piers, or columns?

Confirmed. Breakaway walls are not a requirement on open foundations. A garage floor/slab below the BFE can remain open, be enclosed by insect screening or lattice work, or enclosed by breakaway walls. Also, since breakaway walls are not structural, the living area above the garage will have to be supported by structural piles/piers/columns.

Avi Vemuri2025-09-03T08:58:17-07:00September 3rd, 2025|

If the DFE is, for example, 8-feet within the garage/ enclosure area, can there be solid walls above the DFE? And can service utilities, machinery and equipment be installed above the DFE on the solid walls?

No. In Coastal areas, DFE is the bottom of lowest horizontal structural member, therefore there should be no “solid walls” between that and the top of the breakaway wall.

Avi Vemuri2025-09-03T08:55:51-07:00September 3rd, 2025|

Can service utilities, machinery and equipment be physically attached to a breakaway wall inside the garage/ enclosure area?

No. Utilities, including electrical wiring, switches, outlets, breaker boxes, power meters, plumbing, conduits, and ventilation ducts, are not to be placed in or attached to breakaway wall panels. Building supply lines and other utility fixtures, such as light switches or electrical outlets, may be attached to the sheltered side of vertical foundation members as allowed

Avi Vemuri2025-09-03T08:55:22-07:00September 3rd, 2025|