Flood protection for Hamptons homes
No Hamptons town or village code we reviewed requires flood barriers. What the codes require in flood zones is elevation: new and substantially improved homes must have the lowest floor at least 2 feet above the base flood elevation, with only parking, access or storage below. Barriers are an optional extra for shallow water, not a substitute.
Flood rules in the Hamptons are set town by town and village by village, on top of New York State's building code. We read the flood chapters of five of them. None requires flood barriers. All of them require the same thing in flood zones: build or rebuild high enough.
What the codes require
| Place | Flood law | Required height in flood zones | Watertight floodproofing |
|---|---|---|---|
| Town of Southampton (outside villages) | Chapter 169, amended 2023 | Lowest floor 2 ft above base flood elevation (BFE); in V and Coastal A zones, lowest structural member 2 ft above BFE | Nonresidential only, not in V or Coastal A zones |
| Town of East Hampton | Chapter 255, Flood Hazard Overlay | 2 ft above BFE | Nonresidential only, not in V zones |
| Village of Sag Harbor | Chapter 300, Tidal Flood Hazard Overlay | 2 ft above BFE | Nonresidential only, not in V zones (see the note below) |
| Village of Quogue | Chapter 95 | 2 ft above BFE | Nonresidential only, not in V zones |
| Village of West Hampton Dunes | Chapter 300 | BFE in the local text; State code adds 2 ft | Nonresidential only, not in V zones |
Everywhere, the space below an elevated floor may be used only for parking, access or storage, with flood openings that let water in and out on their own.
Sag Harbor also has a 2022 waterfront overlay rule that mentions dry floodproofing of ground floors (Chapter 300, Article XV). We are asking the Village how it applies before we write about it; ask the Building Department if your lot is on the waterfront.
The State code
New York requires 2 feet of freeboard above the base flood elevation statewide. The 2025 Uniform Code took effect on December 31, 2025, and applies to permit applications from that date (NY Department of State). In the draft residential code the State published in March 2025, homes in flood areas next to tidal water would also add 18 inches for sea-level rise (draft 2025 Residential Code, R306). Ask your building department which height applies to your permit.
East Hampton's Planning Department says its minimum flood elevations are being revised under the State codes, and that the Town Code will be updated once the State issues further guidance (Town of East Hampton).
Where barriers fit
Barriers are for houses that are not being raised, and for shallow water only.
- Depth. FEMA says sealing a house works only where flood depths are no more than 2 to 3 feet (FEMA, chapter 7).
- Waves. FEMA says sealing is not appropriate where there is wave action or high-velocity flow (FEMA, chapter 7), and the ANSI/FM 2510 barrier standard states that "flood barriers for coastal applications are not included in the scope" (FM Approvals). On ocean and bay fronts in V and Coastal A zones, elevation is the protection.
- Warning time. Removable barriers must be up before the water arrives. For a house that is empty much of the year, someone has to be there to do it. See protecting a second home.
- Insurance. On the NFIP, barriers on a home earn no discount; flood openings and raised equipment can. See flood barriers and flood insurance.
Choosing what to do
- Find your flood zone and base flood elevation, and ask for your elevation certificate.
- If you are renovating, check the 50% rule first: see renovating in a Hamptons flood zone.
- For openings that stay below the flood level, compare do-it-yourself and installed options: see DIY vs installed flood barriers.
- Before buying anything, ask the building department whether it needs a permit.
Building departments
| Place | Contact |
|---|---|
| Town of Southampton | Building & Zoning, 631-287-5700 (Town of Southampton) |
| Town of East Hampton | Building Department, 631-324-4145 (Town of East Hampton) |
| Village of Sag Harbor | Building Department, 631-725-0224 (Village of Sag Harbor) |
| Village of Quogue | Building Department, 631-653-4555 (Village of Quogue) |
| Village of West Hampton Dunes | Building Inspector, 631-466-1635 (Village of West Hampton Dunes) |
Other villages, including Southampton Village, East Hampton Village, Sagaponack and Westhampton Beach, have their own codes. We have not summarised those yet.
Frequently asked questions
- Does the Town of Southampton require flood barriers?
- No. Southampton's flood damage prevention law (Chapter 169) requires new and substantially improved buildings in flood zones to be elevated to 2 feet above the base flood elevation. It allows watertight floodproofing only for nonresidential buildings outside the V and Coastal A zones, and it says nothing about removable barriers.
- Which code applies to my house, the town's or the village's?
- Incorporated villages such as Sag Harbor, Quogue and West Hampton Dunes have their own flood codes. Southampton's town law applies to all flood areas in the Town except incorporated villages. Ask the building department for the place your house is in.
- Do flood barriers lower flood insurance on a home?
- Not on the NFIP. FEMA gives discounts for proper flood openings and raised equipment, but no premium credit for temporary barriers on a home. See our flood barriers and flood insurance guide.
- Is Southampton in the Community Rating System?
- Yes, but at Class 10, which means no discount. FEMA's October 2026 list shows both the Town and the Village of Southampton at Class 10 (0%). East Hampton, Sag Harbor, Quogue and West Hampton Dunes are not in the program.