Episode 129: The V Flood Zone Could Haunt You Like the 7th Grade Dance

Let's roll this story back a few years. It was the fall of 1995 my beloved Atlanta Braves had just won the world series and my grandfather passed away soon after. So as a 12 year old kid I had some pretty high highs and some pretty low lows. As I sat in 7th grade history class the girl across the room caught my eye like she had everyday before. However today was different. Today was going to be the day I finally got the nerve to ask her to the fall school dance.

We had school dances starting in the 6th grade and I was tired of going alone. So I finally asked her and she actually said yes. For the first time I won't be attending an Oak Mountain middle school dance alone. The dance is going great we start dancing to Can You Feel the Love Tonight, i thought there was some good chemistry there.

Dance comes to an end and then she says I think we should be just friends.

Noooooooooooo! not the friend zone.

Its like someone just stabbed me in the heart with a knife. I mean I don't know how much longer I could stay on this emotional roller coaster.

Now you know how property owners feel when they find out they are located in the coastal flood zone known as flood zone V. They have the same response I did those many years ago.

Noooooooo! not the V zone.

In this episode of the podcast we are going to discuss V zones also known as coastal flood zones.

According to FEMA coastal flood zones also known as V zones are areas along coasts subject to inundation by the 1-percent-annual-chance flood event with additional hazards associated with storm-induced waves.

Just like A and AE zones what separates V and VE zones is one has a base flood elevation and another one does not. They are also part of the 1% or 100 year flood zone.

Another difference in V zones and other zones is it is the only flood zone where FEMA uses replacement cost of the building in the rate.

Now rates in these V zones are usually much higher because the risk of coastal flooding is higher.

These zones also have strict guidelines when it comes to building and the type of enclosures  you can have in these areas.

For example for areas below the base flood elevation enclosures must have breakaway walls. These are walls that will break away without damaging the structure or foundation. It's also important to know if these walls are destroyed by flooding that they are not covered by flood insurance.

These enclosures in V zones can also only be used for parking, storage, and access.

Now if you have been shopping for flood insurance you have probably already noticed that there are not many options available and the ones available are very high. It's important that if you choose to go with private flood insurance that you use someone who is familiar with the strict guidelines in V zones.

Not meeting the guidelines could cost you thousands of dollars in flood insurance premiums and destroy your property value.

Del Mar beach California is seeing this exact same thing happen right now as many properties have been moved from A zones to V zones.

It is recommended that if you live in coastal or V zone that you do not have an enclosure at all. This is one way to help keep your flood insurance rates low on the property.

So if you have questions about coastal flood zones or other flood zones make sure to visit our website. You can also check out our daily flood education videos on our YouTube channel or Facebook page.