If I had a dime for every time I was asked the question how much flood insurance cost in San Antonio Texas I might just own a private island.

It's a valid question of course you want to know how much flood insurance is going to cost on your San Antonio Texas property.

The problem is that there is no simple answer. There are many things that can impact the cost of flood insurance in San Antonio Texas. Two things we want to look at are

  1. Location
  2. Elevation

Location is a driving factor of flood insurance cost in San Antonio. Whether you are located in a special flood hazard area or not can be a big price difference.

If you are lucky enough to be in the minimal risk zone also called flood zone x then you may have access to preferred rates.

So what is a flood zone x in San Antonio Texas?

 

As mentioned above this is an area that FEMA has determined to be in a minimal risk area. This means that the chance of flooding should be lower than the special flood hazard area. However the recent study by the first street foundation shows us that the risk for flooding is still there. San Antonio is in their top 20 list of cities with the greatest number of properties at substantial risk for flooding.

If you live in Texas then you know minimal risk doesn't mean no risk. Just look at hill country areas like Wimberly Texas and the flooding they have been through the last 5 years.

 

So what about the second factor elevation?

Elevation can play a major role in flood insurance cost in San Antonio. Something we want to pay attention to is base flood elevation.

So what is base flood elevation in San Antonio Texas?

 

According to FEMA base flood elevation is the elevation of surface water resulting from a flood that has a 1% chance of equaling or exceeding the level in any given year.

So the further you are below the base flood elevation the higher your rates through the National Flood Insurance Program could be. The further above the base flood elevation the lower your cost could be.

Are all flood insurance rates based on this? These are some of the factors that the National Flood Insurance Program uses for their rates.

Private flood insurance carriers may use these factors combined with other factors. In fact some private carriers even look at 20 year flood plains.

What are 20 year flood plains?

 

In many situations private flood insurance could be half the cost of the National Flood Insurance Program in San Antonio Texas.

Its also important to know that your loan type could determine if you qualify for private flood insurance.

 

Many government backed loans require property owners to purchase flood insurance through the National Flood Insurance Program.

Past claims could also determine if you qualify.

If you want to see if you qualify for private flood insurance then click here.

So as we mentioned at the beginning determining flood insurance cost in San Antonio Texas can be a complex answer.

The good news is we have an educational background in flood mitigation so we are here to help you understand the answer, understand your flood risks, and flood insurance.

If you want to learn more about flood insurance, flood education, and flood zone changes you can check out our YouTube channel where we do daily flood education videos. You can also checkout our podcast.

 

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

Flood Zones Huntsville Alabama

Huntsville Alabama is an area that is rapidly growing and always having flood zones changed.

We hear from people in areas like Madison Alabama or Owens Cross Roads Alabama. Why I am in a flood zone I wasn't last year.

Before we give an explanation of that remember everyone is in a flood zone and we will discuss flood zones in Huntsville Alabama in just a minute.

There are a couple of reasons why you might be notified that your Huntsville property is now in a special flood hazard area.

  1. Bank change
  2. Map change

Its not uncommon for when your mortgage is sold that your new bank pulls information that maybe your old bank didn't have before. We see it with small and large banks in Alabama everyday.

Many times banks or mortgage companies use different 3rd parties to verify this information. We have even seen where a bank had the wrong flood zone for more than 7 years.

So what can you do to fight the bank on the flood insurance. Unfortunately these banks are federally regulated so there are only ways to get this removed. You could order a letter of determination review which can take about 45-60 days to get back and there is usually a small charge.

The 2nd option is to appeal the flood zone. This is done through the letter of map amendment process. While it may not be required getting an elevation certificate is usually the best route here.

You can order one by clicking here.

This will tell you the different elevations of your property compared to the base flood elevation. FEMA looks at this to decide if you qualify for this letter of map amendment. You can also contact us to do a deeper review of this. This process still takes 30-60 days to get approved in the Huntsville Alabama area.

Now lets look at that 2nd reason why you might have been notified your property is in the special flood hazard area.

FEMA is always working with Huntsville Alabama communities on updating flood zones. When these zones have been agreed on by FEMA and the communities then flood zones are updated.

This process is called newly mapped areas. These are areas of Huntsville that go from a low risk area to a high risk area. The National Flood Insurance Program offers special rates to Huntsville residents for 12 months after this happens.

Now that we have discussed a few reasons why this might happen lets look at these flood zones.

                               Flood Zones in Huntsville Alabama

There are three flood zones in the Huntsville Alabama area that we want to discuss.

  1. Flood zone X
  2. Flood Zone A
  3. Flood Zone AE

Lets discuss flood zone x and the Huntsville Alabama area. The majority of the area falls within flood zone x. This is considered to be a minimal risk zone.

 

So is flood insurance required in flood zone x in Huntsville Alabama?

While it's not required it is recommended. If a property is in a flood zone x the bank is generally not going to require it unless maybe the property has flooded before.

So can these areas of Huntsville still flood?

Yes that is why it is recommended to buy flood insurance in Huntsville Alabama. These areas usually have the best rates on flood insurance because they are in preferred flood zones.

The residents of Muscle Shoals Alabama learned this lesson the hard way in 2019. Nathans Estates in Muscle Shoals Alabama was completely under water in early 2019 and it was in a flood zone.

So then what flood zones in Huntsville Alabama do require flood insurance?

The next two zones fall within the special flood hazard area. These are the areas that are at high risk of flooding according to FEMA and where banks will require flood insurance.

The first one is flood zone A.

So what is flood zone A?

 

Flood zone a is an area that falls within the 1% chance of flooding. Flood zone A many times has not had flood insurance study report done. This means it may not have a base flood elevation.

The video below explains flood zone A a little bit better.

 

The base flood elevation is the area FEMA thinks flood waters could come up to.

The other flood zone in the Huntsville Alabama area is flood zone AE

So what is flood zone AE?

 

Like flood zone A flood zone AE is also part of the special flood hazard area. The big difference here is that AE generally has a base flood elevation to compare the risk to. 

So the three main flood zones to Know in Huntsville Alabama are flood zone X, flood zone A, and Flood Zone AE.

If you want to check your flood zone you can click here.

If you have further questions about flood zones or flood insurance options in Huntsville Alabama then click here. We will be happy to review these with you.

You can also checkout our daily flood education videos on our YouTube channel or even check out our podcast.

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

 

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

I just got back from my first camping trip with my family. We recently decided to get a camper to make as many memories with our 4 year old daughter Lydia as possible.

I travel the country shooting our flood education videos and this was a way for them to come along.

My dad was an eagle scout but I only had the opportunity to go camping as a boy scout once when I was a child. I found it funny as a kid my dad was the only one wearing khakis and a dress shirt on the camping trip. Boy was he along way removed from his eagle scout days.

Geeky hipster holding an abacus against desk

Being a physicist he didn't do much with the outdoors as an adult. By the time I came along my grandparents were older and I didn't get the same experiences with the outdoors like my brothers did. I remember as kids they would go off to camp for a week. I looked forward to that but when it was my turn the camp had closed.

So as you can imagine this camping trip was filled with lots of learning experiences for me and my wife. If it wasn't for my experienced brother in law Jason it probably would have been an epic failure.

It was my first time sleeping in a camper, it was my first time learning how to manage the waste tanks. That was a learning experience.

20200531_131208

It was even my first time using a bath house. 

Old barn and outhouse at Millbrook Village, at Delaware Water Gap National Recreational Area, New Jersey.

My wife said do you have shower shoes? 

I said what are shower shoes?

Confused. Portrait young man thinking daydreaming trying to remember something scratching head isolated white background. Negative emotion facial expressions feelings. Short term memory loss, failure

She said you can't walk in the bath house bare footed. Many times we don't know the answer to the question until it's time for the question. As you can imagine I had lots of questions when it came to camping.

Like many people who have a question I went to Youtube to get my camping questions answered.

Getting camping questions answered can be much easier than getting flood insurance questions answered sometimes.

So today's question has probably been asked 100 times to me over the years.

Can You Buy Flood Insurance During Hurricane Season?

So can you?

You can buy flood insurance during any season. You might be limited to what options are available. Let's look at the National Flood Insurance Program first. The National Flood Insurance Program generally does not limit you to when you can buy flood insurance. They do put a 30 day wait period on a policy being effective unless it is for a map change or loan closing.

So what about private flood insurance?

You can still buy private flood insurance during hurricane season, but they may have more limitations. Private flood insurance carriers will put moratoriums in place many times when there is a named storm in the Gulf or Atlantic ocean. Generally they will remove this moratorium once the storm has passed and any flooding has stopped.

It's important to remember that like the National Flood Insurance Program private flood also has a wait period. This wait period generally ranged from 5 to 15 days unless its for a loan closing.

Even though you may have a loan closing a moratorium could still stop you from getting flood insurance in place.

So its important that you understand what options are available, what the wait periods are, and that you can get flood insurance during hurricane season.

So if you have questions about getting flood insurance during hurricane season then make sure to visit our website. You can also check out our YouTube channel or Facebook page where we do daily flood education videos.

 

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