Resilience in Provincetown: A Legacy of Adaptation

For more than 300 years, Provincetown has demonstrated remarkable resilience, adapting to socio-economic shifts, population changes, and the challenges of living at the edge of the ocean. A striking example of this adaptability is the mid-19th century practice of floating homes across the harbor from Long Point to meet the needs of a growing town.

Today, this legacy of ingenuity continues as Provincetown faces rising sea levels and increased flood risks. Elevating structures to meet FEMA compliance is the latest chapter in this history, ensuring that our community remains vibrant and secure for generations to come.

“From Where?”: The Importance of Elevation in Provincetown

When planning for FEMA compliance, one critical question arises: “From where is elevation measured?” The answer depends on your property’s flood zone and dictates how high your structure—and all mechanical equipment—must be elevated to stay safe and compliant.

In VE Zones, or Coastal High-Hazard Areas, elevation is measured from the lowest horizontal structural member, such as beams or joists, which must be above the Base Flood Elevation (BFE) plus freeboard. In AE Zones, the measurement begins from the finished first floor to ensure all living spaces are above the BFE plus freeboard. For AO Zones, elevation starts from the highest adjacent grade plus flood depth and freeboard.

It’s essential to have accurate elevation data, such as an Elevation Certificate or updated site plan, to determine your property’s specific requirements. All mechanical equipment, including hot water heaters, furnaces, and HVAC systems, must also be elevated above the BFE or Design Flood Elevation (DFE).

Upcoming Changes to Height Requirements

The upcoming 10th Edition of the Massachusetts State Building Code, effective July 1, 2025, will introduce new elevation standards to enhance flood resilience. In AE Zones, structures will need to meet BFE + 2 feet, while in VE Zones, the requirement will be BFE + 3 feet—an increase of one foot in each zone. Understanding your property’s FEMA designation and obtaining updated plans now will help you prepare for these changes and ensure compliance.

Balancing Resilience with Provincetown’s Character

As Provincetown adapts to these evolving regulations, concerns have been raised about the visual impact of varying heights in the historic district. While uniform heights may seem appealing, they are neither practical nor consistent with FEMA’s site-specific standards. Provincetown’s natural topography and diverse architectural styles demand tailored solutions that preserve its unique charm while ensuring resilience.

How MNA Can Help

The Micro Neighborhood Alliance (MNA) is here to guide Provincetown residents through these challenges with practical, personalized support. This winter, we’ll host workshops to explain FEMA maps, elevation requirements, and the meaning of “from where” in practical terms. We also offer tailored guidance to help property owners design solutions that balance compliance, resilience, and historic preservation. In addition, MNA is developing practical guides to help residents understand flood zone requirements and plan elevation projects. Finally, we work with local boards to advocate for policies that prioritize site-specific solutions while preserving Provincetown’s character.

Taking the First Steps Toward Resilience

To prepare for FEMA compliance and the 10th Edition building code changes, begin by determining your FEMA designation using the FEMA Flood Map Service Center. Obtain an Elevation Certificate or updated site plan to understand your property’s specific requirements and evaluate your mechanical systems to ensure all equipment is above the BFE or DFE.

Our Shared Legacy of Resilience

From floating homes to modern elevation projects, Provincetown’s history of adaptation reflects a community deeply committed to resilience. By working together and embracing tailored solutions, we honor our past while building a sustainable future.