So your Lake Eufaula property has been dealing with a drought for a few years. You think to yourself there is no way this place is going to flood anytime soon.

You decide not to let your flood insurance renew, and a few weeks later you realize it's a big mistake.

So what are some of the possible consequences in areas like Eufaula Alabama?

We want to look at three things

  1. Continued rates
  2. Waiting periods
  3. Impact on mortgage

    Check out the podcast below that takes this topic a little bit deeper for you.

     

Rates

So you realized that you made a big mistake by not renewing your flood insurance in Alabama. Will you get the same rate?

Let's look at the National Flood Insurance Program first. Let's say it been more than 30 days since you decided not to renew your flood policy. The National Flood Insurance Program will require you to start a new policy. You will lose the benefit of continuous coverage policy with them.

So what could be the impact?

Lets say you had a grandfathered policy on your Eufaula property and the rate is no longer available. This means you could be looking at a significantly higher rate with the National Flood Insurance Program. You may also be required to get an elevation certificate in order for them to give you a rate.

So what about private flood insurance?

This could work a little bit differently. Many private flood insurance companies have rates that change more often than the National Flood Insurance Program. This means that they may only honor the renewal rate up until the renewal date. The rate could be double if you have to do a new flood policy. It's important to understand the underwriting of each carrier when looking at this.

Waiting Periods

Will you be able to get coverage right away?

Maybe or maybe not.

If we are talking about the National Flood Insurance then they have the standard 30 day wait period.

Private flood insurance companies will have more options some may not have a wait period and others may have a wait period up to 15 days.

So does this mean you have to wait to do the flood application?

No it means when you complete the policy with them the effective date will show the start date so pay attention to that.

Mortgages

So what if you have a mortgage that requires flood insurance? There could be some major consequences here. If you decide to let your flood insurance cancel your mortgage company could force place coverage at 3x's the price under the mortgage portfolio protection program. This forced place policy also may not have the coverage that the other policies have in place. Generally these policies will just cover the loan amount and no contents.

So as you can see there can be a lot of consequences for not letting your flood insurance renew.Its important to keep this coverage in place as it is the number one disaster in the United States.

So if you have questions about what your flood insurance options are then make sure to visit our website. You can also check out our daily flood education videos on our YouTube channel.

Remember we have an educational background in flood mitigation. This means we are here to help you understand your flood risks, flood insurance, and mitigating your property.

 

Start My Flood Insurance Quote

 

Chris Greene

Author

Chris Greene

President of The Flood Insurance Guru
M.S. in Emergency Management with a focus in Flood Mitigation
flood@communityfirstagency.com

 

I come from a pretty educated family. My dad was a physicist, my mom was a school teacher, my brother is an engineer, and all my siblings have at least a masters degree.

However it wasn't suppose to be that way for me. If you have read my other blogs then you know I grew up with a learning disability and college was not even suppose to be in the picture but because of two special educators and determination I was able to graduate top of my class for my masters degree.

However sometimes it feels that this education can hurt people in life. I remember when i was in college all of my college professors had no real work experience.

 

Books on desk in library at the elementary school

What I mean by this is they went straight into teaching and many from a book they wrote. For example I had this college professor who had written every book on management but had never managed a single person in his life.

This is one reason I have always said I would one day return to be a college professor and teach based on the experience I had gained in life.

Enough about that let's look at a recent article by AL.com that ranks the education across the state. This article ranked each county based on college experience and degrees. Overall the state fell about 9 points below the U.S. average.

There were three counties that ranked above the U.S. average which where Shelby, Madison, and Lee county.

I am sure no one is surprised by Lee county War Eagle!

However today we want to take a closer look at Shelby and Madison counties. These two counties represent a portion of the two largest cities in Alabama. Shelby county which is a part of the metro Birmingham area is home to some incredible schools like the University of Alabama at Birmingham and Madison which is near the NASA Rocket Center and the University of Alabama at Huntsville.

Something else these two areas have in common is they are some of the most flood prone areas in the state. It feels like since 2019 the Huntsville Alabama area has had a flood warning every other week. Then areas of Shelby county like Pelham and Alabaster have been threatened by flooding for years.

So knowing this you would think that these areas have a higher amount of active flood insurance policies?

Right....

Not exactly according to FEMA these areas do not even make up a combined 10% of the states active flood policies. In fact Shelby county is less than 1.6%.

Pretty crazy right?

When it comes to understanding flood awareness you need a little bit of book smart and common sense. Yes its a numbers game but its important to understand that everybody is at risk of flooding.

Common sense says if you are near a source of water you could flood.

I can't tell you how many people we talk to Alabama every week that say there is no way their property will ever flood.

Then there was the property owner in Centre Alabama that said if he knew his lake house was going to flood he would not have stored his wife's wedding dress there without coverage.

It's important to know if you have a college degree, a high school diploma, or not even a GED that every property is in a flood zone it's just a matter of how much water it takes to get to you.

So maybe you have more questions about how to protect your Birmingham or Huntsville Property from flooding? How to purchase flood insurance or if you have enough coverage. Then make sure to visit our website. You can also check out our daily flood education videos on YouTube.

 

Contact Us

 

 

Chris Greene

Author

Chris Greene

President of The Flood Insurance Guru
M.S. in Emergency Management with a focus in Flood Mitigation
flood@communityfirstagency.com

 

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Flood insurance premiums in Birmingham, Alabama just keep increasing a fast pace but why. Parts of Birmingham like Trussville, Pell City, Leeds, Moody, Pelham, And Alabaster Alabama have not seen more flooding than other parts of the country. If anything flood insurance premiums in Birmingham Alabama should be going down shouldn't they?

Everyone thinks because an area hasn't experienced flooding recently that flood insurance rates should be going down. However you have to remember just because it hasn't happened recently does not mean the risk is not there. Flooding risks are based on probabilities lets discuss the two flood zones that use these probabilities.

 

           Flood Zone A

Flood zone A are areas subject to inundation by the 1-percent-annual-chance flood event. Because detailed hydraulic analyses have not been performed, no Base Flood Elevations (BFEs) or flood depths are shown. Because of this many times flood zone A premiums can be very high.

 

          Flood Zone AE 

Flood zone AE areas subject to inundation by the 1-percent-annual-chance flood event. The big difference between these zones and A zones is the base flood elevation numbers are known.

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Why the high rates

Many of these high rates should really not be high for a few reasons. First of all many of these properties are in high risk flood zones when they should not be. Alot of these properties could be corrected with a simple survey or elevation certificate that shows how the elevations of the home compare to the base flood elevation. Just be careful before paying for an elevation certificate because in flood zone A it could be a waste of money if there is no flood elevation.

    Subsidized rates

Some of these rates are also high because FEMA subsidized flood insurance rates many years ago. They do this to make flood insurance affordable in many areas. Some of these subsidizations go away over time drastically increasing flood insurance rates.

So what can be done

Well as these subsidizations go away there is still hope with the Community Rating System these are discounts FEMA allows when communities do certain mitigation efforts to protect the community against flood hazards.

         Private flood insurance

Private flood insurance is another option that is helping alot of property owners in Birmingham Alabama. These are flood policies that are backed by private insurance companies. As a result they can pick what risks they want to insure while FEMA generally can not. So as result many times they can provide options with better coverage and rates that might be 40% less.

Technology online banking money transfer, e-commerce concept. Happy young man using smartphone with dollar bills flying away from screen isolated on gray wall office background.

Maybe your flood insurance rates just keep drastically increasing and you want to see what options are available? Visit our website Flood Insurance Guru, our YouTube channel or Facebook page The Flood Insurance Guru where we do daily flood education videos.

Start My Flood Insurance Quote

Chris Greene

Author

Chris Greene

President of The Flood Insurance Guru
M.S. in Emergency Management with a focus in Flood Mitigation
flood@communityfirstagency.com