The Midland flooding that occurred in late May of 2020 was a tragic event. It didn't just impact Midland but other areas through out Michigan.

There is a long list of impacts from this flooding like businesses not being able to stay open due to damage, residents having trouble finding temporary housing because of Covid 19, and major facilities like hospitals not being able to operate on a normal basis.

We want to take a look at two longer term impacts that this flooding will create

  1. Flood insurance options
  2. Flood zone changes

As a result of this flooding claims are starting to roll in on the National Flood Insurance Program side and the private flood insurance side.

While you won't see any immediate impact on the National Flood Insurance Program side, you could see see some immediate impacts on the private flood insurance side.

To get an idea of these impacts let's look back at the Midwest flooding in 2019. Iowa, Nebraska, Oklahoma, and Minnesota had widespread flooding throughout the year.

When this flooding occurred many private flood insurance companies stopped offering new flood policies temporary.

Why did this happen and can we expect the same thing in Michigan?

There are really two main reasons why private flood insurance carriers do this

  1. Get control of the claims
  2. Understand future risk models

When this type of flooding occurs carriers want to see how many claims will come in and how catastrophic these claims will be.

Stopping new business in these areas during this time also helps them understand their risk models. Unlike the National Flood Insurance Program most private flood insurance companies do not base their rates solely on the flood zone type. Instead they use some pretty advanced technology to understand elevations, river flows, rainfall flows, and other things in an area.

Many times when these claims come in they can see where the adjustments need to be made. It could also be the reinsurer that supports the insurance carrier no longer wants to do business in an area.

This is exactly what happened in 2019 when many private flood insurance companies did not offer new business in these areas for almost 6 months.

So what exactly can we expect to happen in Midland Michigan and other parts of Michigan.

Well we can expect to see private flood insurance options become limited pretty quickly as a result. You may even see some carriers decide to pull out as they look at the safety history of dams in the Midland Michigan area.

While your current flood insurance policy won't be impacted immediately you could see some pretty high increases or even a non renewal when its time to renew. It's important to understand unlike the National Flood Insurance Program there are lots of private flood insurance options. Just because one has high rate increases or non renewals does not mean that the others will.

Its also important to know that the National Flood Insurance Program is also available for you with a standard 30 day wait.

So what about flood zone changes?

Here at the Flood Insurance Guru we do flood zone changes also known as letter of map amendments for property owners everyday. Once of the things FEMA looks at when approving these is if a property has flooded in the past or even possibly an area.

So if your house was flooded more than likely they would not approve your request to be removed from the special flood hazard area. Even if your property wasn't impacted you could still be declined.

So these are just a couple of the more long term impacts the flooding in Midland Michigan can cause.

If you have questions make sure to visit our website or our YouTube channel where we have our daily flood education videos.


Contact Us


Chris Greene


Chris Greene

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

Most people don't think residence type plays a big impact on Pell City flood insurance rates. However whether you are using a property as a primary, secondary, seasonal, or investment property can play a major role on your Pell City flood insurance.

We just spoke with an insurance agent this week where their client had gotten a flood quote from another company that was significantly less. Actually about $2500 less

road flooding

But why?

Aren't all flood insurance rates the same?

Yes they are but rates are only as accurate as the information that is put in there by the agent.

There are a couple ways that occupancy type plays a role on flood insurance rates in Pell City Alabama.

  1. Surcharge
  2. Rating factors

Let's look at surcharges first. When it comes to the National Flood Insurance Program and flood insurance in Pell City there is a surcharge called HFIAA also known as the Homeowner Flood Insurance Affordability Act. This act put into place April 1, 2015 adds a surcharge to each National Flood Insurance policy. On a primary residence this surcharge is $25 and on a non primary its a $250 surcharge.

However where the big difference can come into play is the rating tables. Lets look at two homes in Pell City both built before the first flood map also referred to as Pre-Firm properties.

Lets say both have no basements but one is a primary residence and one is not. For the primary residence you would using rating 2a that has a rating factor of 1.18 for every $100 in coverage which would give you a rate of $1180 for a $100,000. Compared to that non primary residence that has a factor of 3.85. That would give you a rate of $3850 for the non primary residence. Its important that things on the elevation certificate can give certain rating credits that can bring this rate down, but this should give you a good idea of the rates.

So as you can see having the wrong occupancy type can have a major impact on your flood insurance through the National Flood Insurance Program.


Don't get too down if your residence is not your primary residence as many lake homes in Pell City are not.


There is a private market for flood insurance in Pell City that does not use these same factors in determining rates for properties. In fact we recently helped some residents in Pell City save more than 40% by switching from the National Flood Insurance Program to a private flood insurance policy.

Its important to understand the strict guidelines FEMA has in making this switch. If you want to learn more about how to make this switch or exactly what the guidelines are then click the link below.

Understand switching flood insurance


You can also visit our YouTube channel or Facebook Flood Insurance Guru where we do daily flood education videos. Remember we have an educational background in flood mitigation so we can help you understand your flood insurance, flood risk, and mitigating your property against future flooding.


Contact Us


Chris Greene


Chris Greene

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