What You Need to Know About New Jersey’s REAL Initiative, BFE Changes, and the New IRZ Zone

If you’re a homeowner on Long Beach Island, there’s a major state level change that could impact how homes are built and renovated moving forward. New Jersey’s REAL Initiative (Resilient Environments and Landscapes) is a policy shift aimed at protecting coastal communities from increasing flood risks due to climate change. It brings major updates to floodplain construction standards and introduces future focused mapping that goes beyond FEMA’s current system.

Here are the two key parts of the REAL Initiative that matter most for LBI:

1. New BFE Standard: Build 5 Feet Above Base Flood Elevation

The Base Flood Elevation (BFE) is the expected height of floodwaters during a 100-year storm. Previously, homes only needed to meet or slightly exceed this level, depending on local regulations.

The Base Flood Elevation (BFE) is the expected height of floodwaters during a 100-year storm. While the latest revisions to REAL reduce the proposed design elevation requirement from 6 feet (5 feet + 1 foot of freeboard) to 5 feet (4 feet + 1 foot of freeboard) above FEMA’s base flood elevation all new construction and substantial improvements will need to meet this new criteria.

So if your property has a base flood elevation of 8 feet, the lowest floor of any new construction or major renovation must be built at 13 feet.

This change does not alter the BFE itself. Instead, it raises the required design elevation to help protect homes from future flood risk due to sea level rise and stronger coastal storms.

What this means for homeowners:

• Design and permitting processes will become more complex

• Elevated construction may reduce allowable building height or usable space

• Costs for lifting homes or building new structures will increase

These rules apply regardless of what FEMA’s current flood maps indicate, and enforcement has already begun statewide.

The IRZ: Inundation Risk Zone Based on 100 Year Sea Level Rise Projections

Another major change introduced through the REAL Initiative is the creation of a new state designated flood zone called the IRZ, which stands for Inundation Risk Zone.

Unlike FEMA flood maps, which are based on historical storm data, the IRZ is defined by New Jersey’s projection of sea level rise through the year 2100. Specifically, it identifies areas that are expected to experience permanent tidal inundation due to sea level rise, based on a scenario where sea levels rise by approximately five feet by the end of the century.

If your property falls within the IRZ, here is what that could mean:

• You may be required to meet stricter construction and elevation standards

• State permits for development or substantial improvements could require mitigation measures like elevated foundations, improved drainage, or other resiliency upgrades

• These standards are intended to reduce future flood damage but may increase the cost and complexity of building or renovating

How Long Beach Township is Responding

Long Beach Township has expressed concerns about the implementation of the REAL Initiative and its impact on homeowners and developers in the area.

Town officials have questioned the state’s authority to impose building standards that go beyond local zoning and FEMA regulations, especially since these changes have not yet been incorporated into FEMA’s official flood insurance program.

One of the key points raised by the township is the new elevation requirement. The final rule requires new construction and substantial improvements to be built five feet above the base flood elevation. This combines one foot of FEMA-required freeboard with four additional feet mandated by the state. Township leaders are concerned that this requirement could significantly increase construction costs and limit design options, potentially affecting the affordability of homes on the island.

The township has also raised questions about the mapping of the Inundation Risk Zone. Officials are concerned that the state’s projections of future sea level rise used to define this zone are not yet fully verified and could impose stricter regulations on properties that are not currently considered at risk by FEMA. They have called for greater transparency and more localized data to ensure fairness in how these zones are applied.

Long Beach Township is actively engaging with the New Jersey Department of Environmental Protection and exploring legal and legislative options to protect the interests of local property owners. The township seeks a balanced approach that supports long term resiliency while respecting the unique conditions and needs of the community.

Link to Long Beach Township’s statement below:

https://www.longbeachtownship.com/lbts-press-release-regarding-the-nj-real-rules/