As we approach the hurricane season deeper, we want to cover the upcoming flood map changes to Pottsville and Schuylkill County, Pennsylvania. We'll unpack the good, the bad, and the ugly changes this can bring to locals and what it means to flood insurance in the future.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

These changes are expected to take effect next week on May 18th and will affect many residents across the county. It's important to note that this update will solely focus on Schuylkill Pennsylvania, so if you want to know more flood map updates, tune in with us as we cover a lot of these changes.

Flood map updates or technically Flood Insurance Rate Maps (FIRM) are a long process that involves collecting, analyzing, and understanding flood data across the United States. This can take a lot of time, so if you still haven't received an update on your community flood map, you can expect one in the future.

Pottsville and Flood

First, let's talk about the flooding in Pottsville and Pennsylvania in general in order to understand the risks of flooding in these areas. 

Now, it's important to remind ourselves that Pennsylvania has been subject to the worst flooding in modern times. We've seen this on how much damage the state received from the Flood of 1889. This flooding caused 20 million tons of water to ravage through Johnstown and this, unfortunately, took thousands of lives

There's also the St. Patrick's Day Flood of 1936 which caused $300 million in damages and took more than 100 lives in its wake. Due to the huge quantity of snowfall in Winter which was preserved by the low temperature which was then melted by the warm climate as the state starts the Spring season. 

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

You also have to consider the state's damages from different hurricanes and storms such as Diane in '55, Tropical Storm Agnes in '72, Eloise in '75. There's also the Second Great flood of 1977 that caused five dams to fail

In more recent times, there was the Hurricane Ivan flooding of 2004 that caused more than $264 million in property damage and 12 official deaths. Tropical Storm Lee in 2011 also brought an estimated more than $150,000 in damages from the event which caused a lot of properties to be demolished due to major damages. A year and a month after Lee came Superstorm Sandy in 2012 which caused an estimate of $75 billion in property damages and 181 deaths across the country.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

As you can see, Pennsylvania has had a long history of flooding which was caused by melting snow, heavy rainfall, and what seems to be a hotspot of storms as well. This can be something that we may experience in the future which is. If you look at last year (2020), Pottsville faced flash flooding due to rainfall. Protection from flood insurance is not an option at this point for locals, it's a must if you want to be safe from flood loss.

Let's talk about the good, the bad, and the ugly changes that the new flood map update will bring to Pottsville.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

The Good

When it comes to this flood map change coming on May 18th, we're seeing big numbers when it comes to how properties will be moved. This good change generally talks about the "in to out" movement. This is talking about properties moving out of the high-risk flood zones and into low-risk flood zones or preferred flood zones.

Around 2400 residents are going to experience this good change. This could mean that if you're previously in a high-risk zone where flood insurance might be required, you won't have to carry mandatory flood insurance.

Although it's still highly recommended to get flood insurance even if you're in these low-risk zones like flood zone X since there are multiple reasons why you can still be flooded. In the case of Pottsville, you really want to make sure you're protected especially with the consistent threat of flash floods across the city.

This also means that you won't have to deal with the expensive flood insurance rates that the National Flood Insurance Program (NFIP) will ask of you since being moved in to out generally provides a decrease on previous flood insurance premiums of about five to fifteen percent. If previously you're paying for maybe $1200 premium for your flood policy, this can go down to $1000.

The Bad

Now, when it comes to what we'd like to call bad changes, this is when properties are moving "out to in". This is the exact opposite of what's happening to the previous one since around 2200 properties are moving into these high-risk flood zones like Flood Zone A when previously they're in a low-risk flood zone.

This is what we consider bad changes since you're going to face a lot of things that you didn't worry about if you weren't carrying flood insurance with your property previously. Generally, mortgage companies will require you to carry flood insurance for your property in order to make sure that its value is protected and also because high-risk flood zones or special flood hazard areas (SFHA) are required to have flood insurance regardless.

It's important to note that you should get your flood insurance before your mortgage lender could force-place a policy on the property since this will cost you a lot of money, but not enough flood insurance.

Flood insurance rates for the SFHA or high-risk zones are also significantly higher than the preferred zones. This can mean that you're going to pay a $1500 to $2000 premium each year and this is something that 2200 property owners will face once this flood map change kicks in on May 18th.

The Ugly

Let's dive into one of the biggest numbers we're seeing in this new flood map change and what we'd like to call the ugly change. About 9200 are expected to be moved deeper in the SFHA. This generally means that homeowners will now be mapped into a higher-risk flood zone. Some would call this "moving from Flood Zone A to AE".

Now, most of the residents affected here are sure to have flood insurance with their properties however what might be very jarring to handle is the increase of flood insurance rates for these affected properties. This "in to in" movement means that flood premiums can go up to $3000 or maybe even $5000 depending on the construction of the property and its history of flood loss.

Other than having to carry mandatory flood insurance, the NFIP and other insurance carriers from the private market might require you to carry additional documents like photos and an elevation certificate for you to be able to even start buying flood insurance when you move into higher-risk zones.

Now, let's cover your flood insurance options and how you may be able to manage and fight these changes.

Flood Insurance Options

Considering how much movement Pottsville is getting when it comes to flood zone designation and the constant threat of flash flooding that may repeat from last year, it's important to understand how your flood insurance options can help you be protected from flood damage and eventually flood loss.

The NFIP

If you're in a participating community then you can easily get your flood insurance policy from the Federal Emergency Management Agency (FEMA) and the National Flood Insurance Program (NFIP). It's important to preface this part that the NFIP will have to ask you to follow a 30-day waiting period before your policy can take effect on the listed property. So, you really need to be ahead of time when you're looking to get a policy from FEMA.

FloodSmart | Flood Preparation and What To Do After A FloodThe Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

The NFIP provides maximum coverage of $250,000 for property damage and $100,000 in contents or personal property coverage. You should take note of the maximum amount of coverage since this is the coverage limit of the NFIP when it comes to residential properties. If you're doing a commercial policy, the property or building coverage can go up to a maximum of $500,000. The NFIP doesn't provide additional coverage such as additional living expenses, replacement costs, or loss of use.

The good thing about the NFIP is that they'll provide what's called "Newly Mapped" rates. This is intended for those who are moving into a higher-risk area compared to their previous flood zone before the flood map update kicks in. This is a cost-saving option wherein for the first 12 months after this flood map update, you can pay for a lower-cost preferred risk policy (PRP). Your rates will go up no more than 18% each year until you reach the intended rate for the new flood zone of your property.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

The NFIP also allows homeowners to appeal their flood zone if they believe that they shouldn't be mapped into Flood Zone A or AE. This may be a very complex process since if you're planning to get the flood zone from this new map reverted to your previous zone, you're going to have to use an elevation certificate showing that your lowest adjacent grade or lowest floor is at least 4-feet above the base-flood elevation levels in Pottsville. After doing so, you may file for a letter of map change (LOMC) to appeal to the upcoming flood zone however this isn't certain that you'll win the appeal.

The Private Flood

If the NFIP option doesn't fit what you really need when it comes to flood insurance, you can always go through the private market also known as the private flood. Private flood insurance is provided by private insurance companies who aren't really bound by the guidelines and red tapes that FEMA usually has to go through. This is why the maximum waiting period to get a policy from private flood is only up to fifteen days.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

Private flood doesn't have any coverage limits, so you can go up to more than $500,000 on property or building coverage regardless of the type of building you're planning to list on the property. The same goes for coverage for contents as it can be more than $100,000. Private flood also provides extra coverage in form of additional living expenses, replacement costs, and loss of use.

The private market generally provides lower rates and annual premiums for clients compared to federal flood insurance. This is regardless of the flood zone you're in, so even if you're in the SFHA and you're mapped into Flood Zone AE, you're still going to get much cheaper rates compared to what FEMA can offer.

The Flood Insurance Guru | Flood Map Updates | Spring 2021: Pottsville, PA Flood Map Updates

Note, private flood isn't required to provide insurance to everyone, unlike FEMA who takes all the risks when doing flood insurance. Since these policies are provided by private insurance companies, they can pick and choose what risks they're going to take and whom they provide insurance to

At the end of the day, the choice of where you get your flood policy isn't concerning so long as you make sure that you're protected from flood damage especially since we're experiencing a lot of floodings and flash floods even before we got into the hurricane season. 

Remember, we have an educational background in flood mitigation and we want to help you prepare when crap happens. So, if you have any questions on flood insurance or want to get a quote with us, you reach out to us using the links below. You can also visit and subscribe to our YouTube channel to watch our daily flood education videos.

The Flood Insurance Guru | 2054514294  Get Your Quote from Flood Insurance Guru     The Flood Insurance Guru | Chris Greene | YouTube

Today, let's talk about the flood map changes coming to Roseburg and some other major cities in Oregon. To better understand this, we're going to cover the good, bad, and ugly changes for the residents, the history of flooding in the area, how it's going to impact your insurance policy, and your flood insurance options.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

History of Flood

Oregon has experienced its fair share of flooding throughout history. Although most of these flooding events were before recent time, it shows how much impact the state can endure when natural disasters as such hit.

To give an example, since Oregon, specifically Douglas County has one prominent river in its vicinity, the threat of flooding can really become high and its impact equally devastating. In 1996, we've seen how the Umpqua river engulfed most of the state with flood water for weeks. This includes major areas like Roseburg, Jerry Redfern, and southwest Oregon. This event, unfortunately, caused 3 deaths and insurmountable property damage. The West Coast Flooding of '96-97  is within the same year of the Willamette flood known to cause over $500 million in damages and eight deaths in late January up to mid-February. This specific event however was due to unusual weather patterns and heavy snowfall which rapidly became snowmelt as February came in.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

Generally, Spring Thaw, wherein melting of snow and ice from the previous winter starts to seep into the soil and some excess water get redirected to certain areas happen in mid-March to late-May before the Summer season which wasn't the case. In retrospect, this same event can happen in Roseburg knowing how climate change has affected the weather patterns in our country throughout the years. 

Flood insurance rate maps (FIRM) or flood maps are updates from the Federal Emergency Management Agency (FEMA) to show the current changes in flood risks, floodplain devolvement, and more explicitly the risk premium zones and special flood hazard areas (SFHA). This gives residents and the government an idea of how much flooding can occur in a certain area. Creating FIRM is a carefully long process since the federal government has to collect all the data on flood damage, flood loss, and flood claims coming into the communities involved throughout the years.

Lucky for Douglas County, Oregon, and Roseburg city, you won't really have to wait long since FEMA published an update on this early this March. So, let's talk about the good, the bad, and the ugly changes this flood map update may bring to the residents of Roseburg.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

The Good

When it comes to the good changes, this would show as "In to Out" because generally properties impacted by this change will be moved from inside a high-risk flood zone and out to a low-risk flood zone. This may show up in maps as your property now being marked as Flood Zone X when previously it's in a Flood Zone A. This means that the 31 Roseburg homeowners will be getting lower flood insurance and won't be required to carry flood insurance on their property.

A quick disclaimer, we really discourage not getting flood insurance even if you are mapped into a low-risk area. It's important to mention that FEMA found that most flood claims come from these zones and there are also multiple reasons why it can flood in low-risk flood zones. You can check out our podcast on it below:

 

This change also means lower flood insurance rates on the affected properties. Oregon's rates average at around $912, so let's say you're paying a $950 premium in your previous flood zone, you can expect this to go down to maybe around $700 to $800 depending on the structure of your property.

The Bad

When it comes to these changes, it's basically the exact opposite of the good change. About 590 Roseburg properties are being moved from outside the low-risk areas to a high-risk area of flooding. This change is written as "out to in" in these FIRM updates.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

Generally, if you're part of this movement, you were previously in Flood Zone X and now you're mapped into Flood Zone A. This can mean a huge impact on your flood insurance premiums since generally, this is going to be around a five to fifteen percent increase from your previous rates.

Consequentially, this means that your mortgage and FEMA will require you to carry a flood insurance policy with the property being that it's expected to experience more flood. Flood Zone A, also known as the 100-year floodplain, may experience a major flood once every one hundred years. Note, this is just a rough estimate since we've seen how unpredictable and unusual weather patterns can affect how much flood you may get.

The Ugly

Now, let's talk about around 780 properties and Roseburg property owners who are going to get an ugly hand with this change: the "In to In". This generally means that your property is already mapped in a high-risk area, maybe you're closer to the river compared to other properties and is already mapped into Flood Zone A, then you might be one of the 780 property owners who are going to be moved deeper into the high-risk area and what's generally considered as the special flood hazard area (SFHA). This will show up as your property's marked under Flood Zone AE. 

This means even higher premiums and what might be the highest one in the city. This number is highest in the flood map update since, generally, Roseburg's perimeter is inside the Umpqua River. If you'd look at the map itself, we have the South Umpqua River that goes through the city and Roseburg North is directly south of the North Umpqua River. 

If the average premium for the city is around $912, you should have your wallet ready since it is most likely for this to go up to $2000 depending on the exact location of your property relative to any body of water and its overall construction and structure. Requirements for flood insurance may also take effect as federal flood insurance sometimes asks homeowners to produce an elevation certificate and additional documents in order to approve the flood insurance purchase.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

You also ought to be more careful and make sure you, your property, and personal items are prepared and protected when flooding happens because this can also mean that your general area might receive a much worse flood damage impact compared to those who are in Flood Zone A and especially Flood Zone X.

Flood Insurance Options

We always have two general options when it comes to insurance companies from where you can get your flood insurance policy from The National Flood Insurance Program (NFIP) under FEMA or the federal government and the Private Flood insurance market. Let's go over each option, so you know what you can get from them.

The NFIP

When it comes to the National Flood Insurance Program (NFIP), it's important mentioning that your community, Roseburg, is one of the participating communities in the NFIP. This means that the city and the federal government already reached an agreement on helping improve flood plain management regulations and reduce flood risks in the area

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

A participating community in the NFIP gets direct access to their flood insurance policy, disaster aid, and grants. This also means that you're going to have the Community Rating System (CRS) which scores Roseburg when it comes to flood mitigation. Depending on your CRS score, Roseburg might receive up to a 40% of discount on flood insurance premiums. This means that if you can lower your $912 rate to $547.

The NFIP offers coverage for properties (buildings, structures, houses) $250,000 maximum if we're talking about residential properties. This can only go up to a max of $500,000 if the policy's written as a commercial building. This is with a $100,000 max coverage for contents or personal items. The NFIP won't provide additional living expenses, loss of use, and replacement costs with the flood policy. The only time that additional living expenses and loss of use will be covered is if there's a presidential declaration for the areas affected by flooding.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

Your community may also file for the Increased Cost of Compliance (ICC) coverage that goes up to a max of $30,000. This will be used for flood mitigation efforts on your property and is only eligible for properties that are in severe repetitive loss condition or substantially damaged by flood. Repetitive loss means that your property had two or more flood insurance claims in the last ten years. Substantially damaged properties on the other hand mean that your property's total flood loss is worth forty to fifty percent of its market price. If you aren't able to meet either one of these conditions, then you can't really be part of the ICC coverage.

Flood insurance purchase in the NFIP may take up to 30 days before the policy takes effect on your property, so if you're looking to get your insurance from the NFIP and FEMA, you want to file this ahead of time just to make sure.

The Private Flood

Roseburg residents may also get flood insurance from the private market or private insurance companies. Now, this option offers the same coverages and more compared to the NFIP.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

First, property coverage can go up to $10,000,000 since there's no max limit when it comes to private flood policies. This goes the same for content coverage which you can get up to $1,000,000. This is why if you have a large property or an expensive one, you might want to go through this option. If you own $350,000 worth of residential property and you go through the NFIP, that means that you're going to have to let go of the $100,000 on the property and might cause some downgrades on your part.

Private flood also provides additional living expenses, loss of use, and replacement costs coverages on top of your standard flood insurance policy with them. Flood insurance requirements won't be asked too even if you're in the higher risk zones.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

ICC coverage is also included with your property coverage since most of these insurance companies also want to make sure that you experience less flood loss, so they won't have to pay you a bigger amount on flood claims.

Private flood insurance purchase is significantly quicker as well. This means that you get to have your policy take effect within 15 days or less depending on the company you're getting your flood policy from.

The Flood Insurance Guru | Flood Map Update | Roseburg, Oregon

At the end of the day, having any form of insurance is better than no insurance. The choice of where you'll be getting it really depends on you. Roseburg's geographical location can really be threatening when it comes to flood considering how rivers are in your general area all the time. Let's keep rose-colored glasses when looking at the future starting here.

So, if you have questions on flood map updates, flood insurance options, and coverages, or anything about flood, please reach out to us.

Remember, we have an educational background in flood mitigation and we want to share this knowledge with you, so you can also be prepared when crap happens through flood education and awareness.

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Is the flood map update for Fairfield City fair for the resident's pockets?

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

Let's talk about the recent update on flood maps for Fairfield City in Jefferson County, Iowa. What does it mean, how can it impact you, and can you fight these changes?

At the start of March 2021, the Federal Emergency Management Agency (FEMA) sent out new flood maps for Jefferson County, Iowa. This Flood Insurance Rate Map (FIRM) update means that there will be changes in both flood zone designations for properties as well as flood insurance premiums. The state expects 20.5% of its properties to be impacted by these changes for the good, bad, and even the ugly.

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

If we are to look back at the most recent flooding in the state, it's noticeable that there has been quite some flooding in the state as a whole. This is mostly due to storms pushing out of the state or the aftermath of storms themselves. At one point, I can recall that news broke out since more than 6000 homeowners lost electricity due to 4 inches of rain coming through Jefferson and Wapello. In recent years, flood incidents are mostly brought by heavy rainfall, storm drains overflowing, and the aforementioned storms. Regardless, these situations can bring devastating floods as we've seen across the country the past few years

This can really be difficult for Fairfield since reports showed that the National Flood Insurance Program (NFIP) and the Federal Emergency Management Agency (FEMA) only accounted for six flood insurance policies that are active. Now, this data might be delayed, but if this represents the state of flood insurance in the city then it can be dangerous for both the property owner and their respective properties.

Let's talk about the good changes, the bad, and the ugly ones to better understand what these numbers really mean for your flood insurance.

The Flood Insurance Guru | Flood Map Update | Hilton Head Island Flood Map UpdatesThe Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

The Good

Good news for a few residents in the city since 22 homeowners are going to experience an "in to out" movement. This generally means that if you're currently in a high-risk flood zone, flood zone A, then the flood map update will have you removed from these zones to a preferred low-risk flood zone, like flood zone X.

This can mean that you'll no longer have to carry mandatory flood insurance for your property. However, if you'd look at the numbers, even low-risk flood zones get flooded due to a redirection of water. If you were to listen to our advice and keep your flood insurance policy intact then you're going to expect a lower flood insurance premium once the flood map update takes effect. This can mean that if you're currently paying for a $1000 premium, it can go down to $700 to $800.

The Bad

On the other hand, if you'd look at the bad side, there will be around 3000 properties moved from outside of low-risk flood zones into high-risk flood zones. Some would call this a move from flood zone X to flood zone A, but you can also call it as "out to in". This can really be bad for these homeowners since it means that their property is recorded to have a higher possibility of flood compared to the previous years. Equally, this also means that the federal government, NFIP, and FEMA will require you to carry flood insurance for your property. If you thought that you don't need one then FEMA and NFIP have good reasons why you should get one.

Other than the higher risk of flooding, it's also important to note that this can cost you more money if you're already doing a flood insurance policy. For these zones, you can expect a rate increase of five to fifteen percent increase in your flood insurance premium once the update takes effect. This can mean that a $1000 flood insurance premium before can become $1150 and if you're doing a National Flood Insurance Program's policy then you might also need to prepare for additional documents since you're now in a high-risk flood zone.

The Ugly

Lastly, there's the ugly change. We call this change as "in to in" since you're already in a high-risk flood zone like flood zone A and this update will have you moved into flood zone AE or the 100-year floodplain which is a higher risk flood zone and a special flood hazard zone.

This is the case for about 90 properties in the city. Property owners will be sure to face a storm of headaches since there's going to be a significantly higher risk for floods in these areas. This is generally because a community in flood zone AE has one chance of flood hazard every one hundred years, but this is just the big picture since there will be flooding given the circumstances as we've seen in the past few years.

 

Since there's a significant difference between the number of those experiencing bad and ugly changes compared to the good ones, let's talk about how you can fight these changes.

Flood Insurance Options

It's common knowledge that you can definitely get flood policy from the federal government through the NFIP and FEMA. If you're in a community that participates in their program, you may also take advantage of the benefits that the federal flood insurance provides to participating communities.

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

These benefits will depend on your community rating system (CRS) and the higher score your community gets, the higher discounts and perks you get. This can come through a flood insurance premium of up to forty percent. However, this doesn't exclude you from being required to carry a policy for your property if you're being moved into the bad and ugly changes. You can reach out to your floodplain management to check if you're a participating community.

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

Let's say you're already doing a policy with the NFIP and FEMA, you might be wondering what to do to fight these changes. For one, you can also get an elevation certificate to show that your lowest adjacent grade is above the base flood elevation which will significantly lower your flood insurance rate. You can also use the same elevation certificate with photos to file for a letter of map amendment (LOMA) which can get you removed from the high-risk flood zone however it's important to note that this won't guarantee a win on your part.

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

Another option is to move to private flood insurance. Now, we've heard that a lot of people are scared of going through a private flood market, but this shouldn't be a cause of worry. You can rest easy knowing that private flood provides the same coverage and benefits as the NFIP, if not more. We usually call this "more for less" since there are customers that get up to $10,000,000 in their overall coverage for their property.

The Flood Insurance Guru | Flood Map Updates | Fairfield, Jefferson County, Iowa Flood Map Updates

It's also important to note that in the event of a flood unless there's a presidential declaration, federal flood insurance won't provide additional living expenses which is something that most private flood insurance companies include in their coverage.

There are cases as well where the NFIP will require additional documents for your application however the private flood generally has a different process in determining the flood risk of your property which won't cost you a dime.

Everyone experiences this type of change however it's integral that you too will be prepared in the event of a flood. Flood damage can take a lot from a person more than their property as previous floodings across the country show, and without the right insurance, this can really make or break you.

Remember, we have an educational background in flood mitigation, so if you have any questions on flood insurance, flood insurance rates or premiums, how to check your flood zone, how to cancel your NFIP policy, or anything about flood, please feel free to reach out to us through our links below:

The Flood Insurance Guru | 2054514294    Get Your Quote from Flood Insurance Guru    The Flood Insurance Guru | Chris Greene | YouTube

March first with awareness on these flood insurance rate map updates.

The Flood Insurance Guru | Flood Map Update | Hilton Head Island Flood Map Updates

Palmetto

In the recent March 2021 Flood Map Update, Beaufort County, S.C. received the highest impact of 18.8% for this flood change. 104,942 properties that were studied had 32, 510 (In to In) and 1, 482 (Out to In) of them are in the SFHA. This means that even more properties are moving into Flood Zone A and AE.

Mossy Oaks for example, despite having projects to properly mitigate everyone's property from flood damage, should still look out since this percentage (just for this month) may increase moving forward. In 2017, news were filled of its flooding due to rainfall from Hurricane Irma. 

The Flood Insurance Guru | Flood Map Update | Hilton Head Island Flood Map Updates

A year before Irma, Hurricane Matthew also brought devastating flood onto Hilton Head Island bringing devastating flood water to the island. Matthew started on September 28, but the only road access to Hilton Head Island was not reopened until October 11 of the same year.

Now we've looked at the lenses of history, let's look into the good, the bad, and the ugly changes for Hilton Head Island and see how much this will affect flood insurance rates as well as your flood insurance options.

The Flood Insurance Guru | Flood Map Update | Hilton Head Island Flood Map Updates

The Good

In this latest Flood Insurance Rate Map (FIRM) update, there's around 18,000 Hilton Head Island residents that were inside the Special Flood Hazard Areas (SFHA) are now being moved out to preferred flood zones or lower risk flood zones compared to the SFHA. This movement is what we call "In to Out".

In to Out means that residents who are being moved into Flood Zone X will have their banks no longer require a flood insurance policy with their property. This is really helpful for those with multiple non-primary residence property or buildings since that costs more and generally has a separate flood insurance policy. Still, we do recommend that you maintain a flood insurance policy for your property as we've seen in latest news how much a small rainfall can create flood damage for days on end.

There might be cases as well that certain residents are being moved from a higher flood risk zone to a lower one, like Flood Zone AE to Flood Zone A or Flood Zone V to Flood Zone AE. This also means that the further way you get from the blue area which is the color of the SFHA, you'll get a decrease in your flood insurance premium.

Considering how the Risk Rating 2.0 updates have significantly increased the NFIP flood policy premium, this movement can really be helpful for these Hilton Head residents.

The Bad

Bad news for about 1,500 residents of Hilton Head though since they're moving "out to in" which means they were in preferred flood zones like Flood Zone X and now has been moved into high risk flood zones. This means that your bank and the National Flood Insurance Program will require you to get flood insurance for your property owners in these zones. You can learn more on these flood zones by checking our content below.

If your community is currently in the NFIP Participating Community then it's your best shot at reducing the higher flood insurance premiums as a Hilton Head Island resident. This is because the Community Rating System (CRS) can really be helpful in providing discounts from 5 to 40 percent for the government-backed flood insurance policies.

Participating community benefits are really helpful since you'll have access to the NFIP flood insurance policy, the government's disaster assistance and grants. You can always reach out to your elected officials over at the city hall or your flood plain management to check on your community's current standing when it comes to participating in the NFIP.

The Ugly

Even worse news for the 31% of the residents in the island though since the recent update moved them from "in to in". This is really ugly since you're already in a high risk flood zone and you're being moved to a higher risk flood zones. This generally means that residents are being moved from Flood Zone A to Flood Zone AE which is known as 100-year flood zone or even the coastal zones like Flood Zone V.

This definitely means that you're going to receive drastic increase in your premium with the National Flood Insurance Program policy. More than the threat storm surge for being moved into coastal flood zone, this is really something to look out for since these increases will really hurt your wallet.

Flood Insurance Options

Let's say you're in an area where there's only one annual chance flood for the every 100 years, you shouldn't be taking it easy as base-flood elevation seems to increase every year as well. This means that even if you're in a preferred zone, it's better to have flood insurance with your property regardless.

We've mentioned becoming a participating community with the National Flood Insurance Program which provides a flood insurance policy that can cover you for up to $250,000 for your property and $100,000 for your contents. However it's important to note that there'll be a strict waiting period for both your flood insurance purchase and flood insurance claims. The NFIP also doesn't provide "additional living expenses" for non-Presidentially declared disaster. When it comes to flood insurance premiums, this can go from $800 to $2000 depending on which flood zone your property is in.

 

The good thing about the NFIP is that they don't choose their risks and will provide flood insurance coverage regardless whereas private flood may choose to cancel or non-renew these policies they have due to the area having too much of a high risk in flooding.

On the other hand, there's also the private flood insurance market which can provide property/building insurance of up to $10,000,000 coverage. Their content coverage of up to $500,000 plus replacement costs and additional living expenses. Additional living expenses means that whatever the costs you're going to need as your property is being renovated or repaired is going to be covered by the private insurance company. The overall processing time for purchase and claim are significantly faster as well since private flood doesn't have to go through all the red tape that the government requires before giving out flood insurance claims.

 

At the end of the day, any owner should be prepared even before any flooding happens. Remember, if you have any questions on flood insurance, flood insurance rates or premiums, how to check your flood zone, how to cancel your NFIP policy, or anything about flood, please feel free to reach out to us through our links below:

The Flood Insurance Guru | Chris Greene | YouTube     Get Your Quote from Flood Insurance Guru    The Flood Insurance Guru | 2054514294

 

 

Everyday we field questions about flood insurance in Homewood Al. So today we want to look at why flood insurance is so high in Homewood Aland what you can do about it?

 

Homewood Al is one of the more desirable areas to live in around Birmingham Al. Trust me I know I moved to 280 when there was one red light and my brothers first house was in Homewood.

So why are flood insurance premiums so high in Homewood Al?

It get a better understanding of these we need to understand a couple of things

  1. Flood threats in the area
  2. Foundation type of homes

Why most parts of Homewood Al have not flooded it does not mean the risk is not there. One major thing that poses a serious risk is Shades Creek. Not only does this river run through parts of Homewood, but Hoover Alabama as well.

As a result this puts many Homewood properties into a special flood hazard area.

What exactly does this mean? It means you are in the 1% annual chance of flooding and if you have a mortgage flood insurance will be required.

Something else that hurts many Homewood properties is the foundation type.

In our blogs and videos we have discussed all types of foundations from slabs to basements to crawlspaces.

One thing that hurts some Homewood properties when it comes to flood insurance is subgrade crawlspaces. remember these are crawlspaces that are actually underground.

As a result of this it can place the property more negative from the base flood elevation which can result in higher flood insurance premiums.

So what can be done to help minimize these premiums.

Well you could fill in the subgrade area but most people don't want to do that. Then you could get a survey or elevation certificate that shows the elevation numbers of the structure.

This could possibly help improve your National Flood Insurance Program insurance rates. We had a client a few months ago where this actually cut the flood insurance premium by 50%.

Something else you could look at is private flood insurance. This is a flood insurance product that is starting to take off. Its important to know not all private flood insurance policies are the same. Some will not insurance subgrade foundations and some will not insure properties in the floodway. This is important because some Homewood properties do fall within this floodway.

So when you get a high flood insurance premium on your Homewood property don't just accept it. Look at these different options to make sure your premium matches your risk.

If you want to learn more about flood insurance make sure to check out our YouTube channel where we do daily flood education videos.

If you want to review flood insurance options in Homewood Al then click here.

Remember we have an education background in flood mitigation. This means we can help you understand your flood insurance risks, flood insurance, and mitigating your property long term against flooding.

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