That's what three contractors told Mike and Sarah when they showed them their Lake Tapps lot. FEMA flood zone AE. Seasonal flooding. Narrow access road. Wetland setbacks. Most builders took one look and walked away.
We saw opportunity.
Mike had spent 15 years restoring a 1967 Camaro SS. It sat under a deteriorating carport, exposed to Lake Tapps' unique microclimate where morning fog meets afternoon sun, creating perfect conditions for rust. Sarah's Honda was developing electrical issues from constant moisture exposure. Their boat? Stored 20 minutes away at $380 per month.
They needed secure storage. The property said no. We said watch this.
FEMA Zone AE isn't a suggestion—it's a legal requirement. Your building must sit above base flood elevation, or you can't build. Period. Most contractors see this and quote astronomical prices for elevated structures. Or they just say no.
But here's what 37 years taught us: Flood zones are an engineering problem, not an impossibility.
Our laser survey revealed something interesting: The property had a natural rise near the eastern boundary—18 inches higher than the rest. Not enough to escape flood requirements, but enough to reduce our elevation needs.
Combined with strategic grading and our elevated post design, we could achieve compliance without building a structure that looked like it was on stilts.
Lake Tapps' narrow roads weren't designed for construction equipment. Neighbors were (rightfully) concerned about damage and disruption. Our solution:
Result: Zero complaints. Two neighbors actually hired us after watching our respectful approach.
Traditional flood zone construction puts buildings on elevated piers—expensive and ugly. We engineered a hybrid solution:
Cost savings versus traditional elevation: $18,000
Lake Tapps flooding isn't just about lake levels—it's about where rain goes. We installed:
Three floods later: Bone dry inside while neighbors pumped out garages.
Here's what Pierce County required for flood zone construction:
Total permit costs: $5,650 (we included this in our quote—no surprises)
Most contractors guess at flood zone permit timing. Here's the actual timeline:
We finished in 14 weeks total. Mike's friend waited 6 months with another contractor and gave up.
October 2021. Perfect weather window. We had 5 days before the next storm system. Our crew:
The inspector's comment: "Finally, someone who understands flood zones."
Rain arrived on schedule. No problem. Our posts were set, and we could work in weather:
Pierce County sends their toughest inspectors to flood zones. Ours found:
Pass rate for flood zone inspections: 60%. Our pass rate: 100%.
Atmospheric river event. Lake Tapps rose 3 feet in 48 hours. Mike texted us a photo: Water flowing under the building exactly as designed. Cars dry. Boat dry. Neighbors? Not so lucky.
Record snowpack melted in 5 days. Water everywhere. The French drains handled 500 gallons per hour. The breakaway panels never even got wet. Mike's classic Camaro sat protected while three neighbors dealt with flooded garages.
The storm everyone remembers. 8 inches of rain in 36 hours. Lake Tapps hit levels not seen since 1996. Water came within 6 inches of the breakaway panels—still 12 inches below the elevated floor.
Mike's update: "Watched the water rise from inside my dry garage. Best investment we ever made."
2024 property appraisal showed something interesting: The flood-compliant garage added $42,000 to property value. Why? Because buyers know it works. In a flood zone, proven performance commands premium prices.
"Three contractors said no. Two quoted prices that assumed we were millionaires. ProBuilt showed up with a laser level, flood maps, and actual solutions. They didn't just say they could do it—they showed us exactly how. Three years and three floods later, we're still dry. Our cars are protected. Our boat is steps away. And we're saving almost $5,000 a year in storage fees. Sometimes the 'expensive' option is actually the cheapest."
- Mike and Sarah, Lake Tapps waterfront
Look, we get it. You've probably heard "no" already. Or received quotes that made you laugh (then cry). Your property has challenges—flood zones, setbacks, access issues, skeptical neighbors.
So did Mike and Sarah's. So did the 50+ other Lake Tapps projects we've completed.
Here's the truth: Lake Tapps properties aren't unbuildable. They just need builders who understand the lake, the regulations, and the engineering solutions that actually work.
Call us at (253) 434-0550. We'll visit your property (yes, even if it's down that narrow road). We'll bring our flood maps, our laser level, and our 37 years of experience. Most importantly, we'll bring solutions.
Because at ProBuilt, "unbuildable" is just another word for "needs better engineering."
Stop storing your boat across town. Stop watching your cars rust. Stop accepting "no" as an answer.
Your Lake Tapps property has potential. Let's unlock it.