How Do I Find Out About Flood Risks?

Question

Hey everyone,

The flood happening with the Mississippi River is making me even more cautious about flood levels of the properties I buy. What is the best way for me to go about finding out if the level is low, med or high and/or if it'll require flood insurance? Also, how do you personally determine if you'd buy it or not depending on the flood risks?

Thanks in advance for the advice guys.

Bill Gulley · Answer

The very best way is to obtain a "spot elevation" from a surveyor on the subject property, guessing at about $200. FEMA maps are not that accurate as they are simply shaded and show contuor lines, I have seen many properties (and had some) that were close to the 100/150 or 200year flood area. Even if it is a 200 year flood, it can flood!

In hill country an entire area can be shown as a flood area while a property sits on a small hill with a higher elevation. I have a home near a lake very close (30') to a flood line, but most of the State of Arkansas would probably be underwater before it was flooded!

This is something I look at carefully with every property in my area.

An example, one house was not even close to being in a flood plain, in an established neighborhood of very nice homes in SE center city. A neighbor had an addition built and put a driveway to the rear of their property and there was a privacy fence.

In heavy rains that property no longer had the water rention it did due to the footprint of the addition and additional paving. That water had to go somewhere and it flooded the crawl space of our house and a few times entered a sunroom and flooded the pool area. Not alot of damage but it was about a grand and a mess.

Another property was near a spillway that was installed by the developer that flooded the streets and a few homes in heavy rains.

While both of these situations were unltimately the failure of the building regs department, allowing construction that caused a flooding issue, it happens.

So, if you don't have a good eye for assessing such flooding risks, regardless of what the maps say, I'd suggest you first ask an inspector to evaluate the area during inspections (if that's what you usually require and don't do them yourself) or get a spot elevation and comments on the area from a surveyor.....if you are concerned about flooding.

Manesh Hardeo · Answer

Here's a website I've used before and have tested against some of my personal deals to confirm it's accurate...and it has so far.

freeflood.net.  But as others say getting an elevation certificate is the sure fire way to find out.

Good luck,

Tony Nguyen · Answer

Thanks for the help w/ this question everyone. My insurance agent told me FZ insurance isn't needed for the apartment I'm looking into, but I'm still going to inquire about the Elevation Cert to be extra sure. With all the flooding and storms going on, can't afford to be too cheap.

My quote was about $28 a month anyways - not too bad from other prices in other places I've heard of before. Oh, and the Elevation Certificate may be as low as $95 (advertised on their site), but I'll see if theres any fine print to that since J Scott said he pays $375.

Carlo Goldberg · Answer

Your home insurance agent will be able give you an accurate answer; if the company provides flood insurance theyâ€™ll be happy to add it to your policy.

J Scott · Answer

First, find another surveyor.  I pay $375 for an elevation certificate.

Second, without an elevation certificate, you can't get flood insurance (or even a quote).  If you're reselling the property to someone who is getting financing, and the property is in a high-risk flood zone, they'll need insurance, and therefore they'll need the flood cert.

Tell that to the hundreds of previous owners of houses that I look at every day here in Cobb County, where thousands of houses were destroyed two years ago by flooding.  They all wish they had flood insurance...

This is not true for flood insurance.  It comes from FEMA.

Champak Shah · Answer

Yes- elevation certififcate is great --but costs over $600 --or more if there is no bench mark nearby.  Best way is to go to county ( or city)  planning department where they get building permit.  Look at plot map and ask them about topo survey -- that will have countors --then look at creeks and valleys - stay away at least 25 feet above creek water line - or flood lines - county also have flood maps-

Also- for everyone - Flood Insuracne is a ripoff-  My house - in Stone Mountain ( Atlanta suburb ) Georgia -I lived for ten years and no insurance  required- then I got a notice and had to buy flood insurance for $2600 per year premium-- Problem is they do not exclude land  - Mortagge Company - Lender - wanted full appraisal value for insurance. even though mortagge is only 80% appraisal and land will not damage -- also eleveation certificate shows my house entrance is above flood level but crawl space is below --and i had to buy insurance. Also when I got the policy --they do not cover anything - $10,000 deductible- I am so  mad-- and have no options.  Never buy a house near creek. 
Also --every one need to keep track on new shopping centers or apartments or other large subdivision developments below (downstream)your property. County does not pay attention -they just want more taxes-  and that new development will change flood zones for your area.

P. S. You can also call county and pay some postage and they will send you flood maps and flood zones for your hosue- by mail.

Of Course--Florida or any one near ocean is lot differnet then in Georgia or Tennessee-- In low lying areas like Florida with high ground waters and no deep creeks or rivers - flood zones every where - Problem is 
USGS / Army Corps and USGS have not upgraded flood info in 50 years - and there is lot more developments in last 30-50 years - which increases runoffs and chances of flooding goes up every where. There are no Flood Controls in Ohio, Michigan, Kentucky or Tennessee and it brings down problems to New Orleans and Alabama shores.

Insurance comes from Insurance Company. I had State Farm for two cars and three houses for over 15 years. They could not do  Flood Insuracne - so I had to go to Travellers. If you do not buy-- Lender placed Flood Insuracne costs THREE times more.  This is my personal experience.

J Scott · Answer

Good answer by Bill (and others)...to add to it...

As FEMA groups large areas into Flood Zones (FZ), it's quite possible that a property listed in a high-risk FZ is actually not (its elevation is higher than the FZ elevations defined for the area).  By getting an elevation certificate from a surveyor, you'll get the actual elevation of various point around your property and structure, and can accurately determine if the property is in high-risk FZ or not.

If FEMA lists your property in a high-risk FZ and the elevation cert indicates you're not, you can request a map revision from FEMA that will remove your property from the FZ, and thereby eliminate the requirement for flood insurance.

And, as Bill mentioned, it can work the other way too -- you may not be listed in a high-risk FZ, but you may actually be.

Also, note that flood insurance comes directly from FEMA, not through insurance companies (though insurance agents can broker the transaction).  Therefore, the cost of flood insurance will be the same for a specific property, regardless of which insurance carrier/agent you work through.  So, there's no need (and no benefit) to shopping around.

Brant Phillips · Answer

Your local insurance agent will also have the most up to date flood level info as well...

Tony Nguyen · Answer

thank you both of you... both of those links are great!

Jessica Beganski · Answer

Also, www.Floodsmart.gov - if the address comes up high risk, then I take the time to search the maps.

How Do I Find Out About Flood Risks?

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