What Are Flood Map Changes?
Hello, Chris Greene here with The Flood Insurance Guru. Today, we’re talking about flood map changes, what they are, and how they can impact your flood insurance rates.
A flood map change happens when the federal government updates FEMA’s flood maps. These maps show flood zones, floodways, and areas at risk for flooding. Understanding these changes is crucial because your flood insurance premiums often depend on your property’s flood zone designation.
Why Do Flood Maps Change?
Flood maps are updated for several reasons:
For example, in Pelham, Alabama, flood maps were updated, raising flood levels by at least four feet. Similarly, Smyrna, Georgia, experienced changes that increased certain properties’ risk levels.
Whenever FEMA updates maps, they announce it publicly—usually in a local newspaper—for 90 days. On the 91st day, the new maps officially go into effect.
Negative vs. Positive Map Changes
Flood map changes can be good or bad, depending on your property’s situation.
Negative Map Changes
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Your property could be moved to a higher-risk flood zone (e.g., from low-risk to Flood Zone A, a 500-year flood zone).
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Flood insurance premiums may increase—sometimes significantly.
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You have a 12-month window to maintain your previous insurance rates before premiums gradually increase.
Positive Map Changes
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Properties may be reclassified from high-risk to low-risk zones.
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Mortgage companies may no longer require mandatory flood insurance.
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You can potentially save money on flood insurance rates, although we still recommend carrying coverage in flood-prone areas.
Examples of positive changes occurred in Saint Simons and Savannah, Georgia, where FEMA determined some areas were lower risk than previously thought.
How to Protect Yourself After a Flood Map Change
If your property is affected by a flood map change, don’t panic. Here’s what to do:
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Review your new flood map and determine your property’s new risk level.
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Contact a flood insurance expert, like The Flood Insurance Guru, for guidance.
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Use the 12-month preferred rating window if you’ve been moved to a higher-risk zone.
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Consider mitigation strategies to lower your flood risk and potentially reduce insurance costs.
Can You Challenge a Flood Map Change?
Yes! Many property owners successfully challenge FEMA’s map changes through:
At The Flood Insurance Guru, we assist clients across the country with map change challenges, helping them potentially save thousands on flood insurance rates.
