For most of us, the risk of losing everything in a flood is NOT something we lie awake worrying about at night.
Flooding disasters tend to be a highly infrequent, once-in-a-lifetime event that happens to other people. They make for a compelling story on the nightly news, “but that kind of thing would NEVER happen to me” (or so we tell ourselves).
It’s an understandable bias, because statistically speaking, the average person will never have to deal with it… but then it happens and suddenly YOU are part of that dreaded statistic.
Like most natural disasters, a flood has the capacity to wipe out everything you own in a matter of seconds… so if there is ANY risk that your property is situated in a flood zone – is it really worth rolling the dice on this?
Why It’s Important
Flooding may or may not end up hitting you where you live – but regardless of how concerned you are about it, there are at least a few solid reasons why you should go through the motions of checking whether your property is situated in (or anywhere near) a flood zone.
As you’ll see below – simply understanding your situation is half the battle.
Flood Zones = Risk
When a property is located in a confirmed floodplain, it can have a serious effect on the cost of property ownership, even if it doesn’t flood.
The reality is – most properties cannot be purchased without some kind of financing (usually from a bank or credit union). When most lenders identify that a property is located in a flood zone, the vast majority of them will require their borrowers to pay for flood insurance on the property, because when a property is at risk of flooding (even when that risk is relatively small), their collateral is at stake – and the risk needs to be mitigated.
In some cases, the added cost of flood insurance isn’t a huge issue – but depending on the type of flood zone a property is located in, this insurance could cost hundreds, or even thousands of dollars per year (a cost that wouldn’t even be necessary for a property that isn’t located in a flood zone). When flood insurance is required… it’s kind of like a second property tax bill the owner gets to pay each year.
Flood Insurance can get expensive, REALLY expensive. If this is something you (or any future owner of the property) will have to pay on an ongoing basis… you’ll want to know about the issue BEFORE it’s your problem to deal with – trust me.
Even if you buy a property free and clear and you choose NOT to purchase flood insurance to protect yourself… this could still be a significant problem for the next person down the line who owns your property. When the time comes for you to sell (even if that sounds like an eternity from now), a property with an elevated flood risk can create a serious obstacle in the selling process. When most buyers find out they’re going to need flood insurance (and more importantly, how much it’s going to cost them), this can be a significant deterrent for many people who otherwise would have been happy to buy your property.
Is Your Property In A Flood Zone?
Luckily, there’s a quick and FREE way to find out if your property is located in a flood zone. I’ll explain how it works in the video below:
To get started, just search for your property address on FEMA.gov and you’ll get instant access to the nearest, most relevant flood map in the area (hint: if you’re dealing with a vacant lot that doesn’t have a registered address, just find the nearest property that does have an address and search for that one).
Here’s an example of what these flood maps look like:
You can also use a site like FloodTools.com and search for your property there as well (in fact, I actually prefer this website over FEMA.gov, as it’s much more user-friendly).
Just search for the address of your property and you’ll see a map that looks something like this:
As you can see, this site will give you a good idea as to whether your property lies within the 100, floodplain, 500-year floodplain, or ideally – NO floodplain (just keep in mind, this information is advisory only and is not the final determination as to whether you’re going to need flood insurance).
If you discover your property is anywhere in or near a flood zone, you can also click the “Get a Flood Insurance Quote” button on the same page, where you can get a “ballpark estimate” on how much flood insurance is going to cost.
I think it’s also a good idea to do a Google search for “flood insurance agents near me” and make a couple of phone calls as well. This will give you a more specific idea of what flood insurance is going to cost for your specific situation.
Depending on what type of flood zone a property is located in, the cost could be nominal, or it could be a bit shocking, which is why it’s important to do this research BEFORE you buy a property.
There are all kinds of things that can create headaches for property owners, and considering how quick and easy it is to verify this aspect of a property on the front end, there’s no reason not to take a couple of minutes and do this research before the problem officially falls in your lap.
My Property Is In A Flood Zone. Now What??
Don’t panic. If you’ve come to the conclusion that your property is within the boundaries of a flood zone, the first step is to contact a qualified agent and verify whether your assumptions are correct. They should be able to confirm or deny whether this is an issue and if so – how much it will cost you to insure over it.
In some cases, you could also go through the motions of getting your property removed from a flood zone. If a flood zone determination was made decades ago without careful analysis of the elevations and characteristics of your specific property, there could be a solid case for getting the flood zone classification changed on your property.
If you want to pursue this option, you can contact DJ McClure at NationalFloodExperts.com to see if there might be a case for this on your property. His email address is dj “at” nationalfloodexperts dot com.
The cost of flood insurance can vary widely depending on the flood zone determination and the specifics of your property, so it will be up to you to determine whether the benefit of fixing the flood zone issue is worth the cost.