Q: What is Flood
Insurance?
A: An insurance
policy is required by mortgage lenders or insurance companies on real
property located within a floodplain or special flood hazard area as
determined by the Federal Emergency Management Agency (FEMA).
Q: Who is required
to have flood insurance?
A: All property
owner whose real property or any portion thereof lies within a special
flood hazard area, flood zone; A, AE, AH, AO, A99, V and VE as determined
by FEMA.
Q: Does my homeowner’s
insurance policy cover flood damages?
A: Homeowner’s
insurance is separate from flood insurance. Most homeowner’s insurance
offer flood insurance also. You may contact the National Flood Insurance
Program at 1-888-FLOOD29.
Q: Where can I get
flood insurance?
A: Flood insurance
can be obtained through a homeowner’s insurance agent or the National
Flood Insurance Program (NFIP). Your current homeowner’s insurance
agent may not have a competitive rate so it is best to shop around.
Q: Is my property
in a flood zone?
A: Zoning can
be determined by viewing FEMA’s Federal
Insurance Rate Map (FIRM) or Digital
Federal Insurance Rate Map (DFIRM). You may view the maps by
going on- line or you may obtain the FIRM by ordering from FEMA or
if the property is located in the Unincorporated Areas of Orange
County you can call the County of Orange Flood Control Division at
(714) 834-5618 and ask for floodplain determination.
Q: What are Flood
Maps?
A: To prepare
the flood maps that illustrate the extent of flood hazard in a flood
prone community, FEMA generally conducts engineering studies referred
to as Flood Insurance Studies (FISs). Using the information gathered
in these studies, FEMA engineers and cartographers delineate Special
Flood Hazard Areas (SFHAs) on Flood Maps, Special Flood Hazard Areas
are subject to inundation by a flood that has a 1-percent or greater
chance of being equaled or exceeded during any given year. This type
of flood commonly is referred to as the 100-year flood or base flood.
Q: Who maps the flood
zone areas?
A: FEMA sets
the flood zone areas and boundaries.
Q: What is the 100-year
floodplain?
A: The 100-year
floodplain is defined as the area that would be covered by floodwater
during a 100-year storm event. In stormwater managements, floods are
classified by statistical probability of occurrence. When we speak
of a 100-year flood, we are referring to a flood event that has a one
percent chance of occurring in any given year. The magnitude of a 100-year
flood is determined from historical data and precipitation patterns
within the watershed.
Floodplain boundaries vary along a channel
depending on such factors as topography, soils and vegetation, the size
of the watershed, and the condition of the channel. These boundaries may
also change over time as the watershed is developed or the channel is altered.
In addition, the floodplain may be redefined as new or revised statistical
data becomes available.
Q: Does the 100-year
flood occur once every 100 years?
A: No, in fact,
the 100-year flood has a 26 percent chance of occurring during a 30
year period, the length of many mortgages. The 100-year flood is a
regulatory standard used by the federal agencies and most states, to
administer floodplain management programs. The 100-year flood is used
by the National
Flood Insurance Program (NFIP) as the basis for insurance requirements
nationwide.
Q: What is a "floodway"?
What does it mean when homes or land are in the floodway?
A: Rivers and
streams where FEMA has prepared detailed engineering studies may also
have designated floodways. For most waterways, the floodway is where
the water is likely to be deepest and fastest. It is the area of the
floodplain that should be reserved (kept free of obstructions) to allow
floodwaters to move downstream. Placing fill or buildings in a floodway
may block the flow of water and increase flood heights. Because of
this, your community will require that you submit engineering analyses
before it approves permits for development in the floodway.
If your home is already in the floodway, you
may want to consider what you will do if it is damaged. If it is substantially
damaged (the costs to repair equal or exceed 50% of the market value
of the building) your community will require that you bring it into
compliance. In most cases, this means you will have to elevate it above
the base flood elevation. Because placing fill dirt in the floodplain
can make flooding worse, you'll probably have to elevate on columns,
pilings or raised foundation walls. If your land is large enough to
have a site outside of the floodway or even out of the floodplain,
you may want to think about moving your home to a safer location.
Q: What is BFE?
A: Base Flood
Elevation (BFE)--The elevation shown on the Flood Insurance Rate Map
for Zones AE, AH, A1-A30, AR, AR/A, AR/AE, AR/A1-A30, AR/AH, AR/AO,
V1-V30, and VE that indicates the water surface elevation resulting
from a flood that has a one percent chance of equaling or exceeding
that level in any given year.
Q: What is required
to certify a levee as providing protection from the base flood?
A: In order
for FEMA to recognize a levee system as providing protection from the
base (1% annual chance) flood, it must meet, and continue to meet minimum
design, operation, and maintenance standards established in Section
65.10 of the NFIP Regulations. The design criteria include, but may
not be limited to, requirements for freeboard, closure devices, embankment
protection, embankment and foundation stability, settlement, and interior
drainage. Public agencies must have complete operation and maintenance
plans. The operation plan for the levee may include, but is not limited
to, procedures for closures, interior drainage systems, and emergency
measures. The maintenance plan should detail responsibility and frequency
of maintenance necessary to ensure the integrity of the levee system.
All items necessary for a levee system to be recognized as providing
protection from the 1% annual chance flood must be certified by a registered
professional engineer. The certification requirement is different if
a Federal agency has responsibility for the levee.
Q: Will rates be
reduced when a flood control project is partially completed?
A: The answer
to this question depends on whether the flood control project provides
an adequate level of protection and if it involves federal funding.
If the project is federally funded, then FEMA will revise the FIRM
to show changes in the floodplain if the critical features of the project
are under construction, 50% of the total cost has been expended, and
100% of the funding is authorized. When the FIRM is revised, the protected
area will be designated Zone A99, and the flood insurance rate will
be the same as in Zones B, C, and X.
If a flood control project does not involve federal funds, FEMA would handle
a map revision request as a Conditional Letter of Map Revision. The project sponsor
must submit engineering and technical information to document the level of protection,
how the floodplain is modified, the structural adequacy of the project, and operations
and maintenance requirements. The FIRM would be changed after the project is
complete and "as built" plans have been certified and submitted to FEMA. At that
time, the flood insurance rate in areas certified as protected would be the same
as in Zones B, C, and X.
Q: What do I need
to know if my building is in the floodplain?
A: Buildings
in special flood hazard areas shown on FIRMs may be damaged when flooding
occurs. Some buildings flood frequently, while others get damaged by
only the more severe event. If your home is in the 1% annual chance
floodplain, it has a 26% chance of getting flooded over a 30-year period.
This means it is about five times more likely to get damaged by flood
than by a severe fire!
You should know that usually you can get flood insurance, if available, by contacting
your regular homeowners insurance agent. FEMA and others recommend that everyone
in special flood hazard areas buy flood insurance. If you buy a home or refinance
your home, your mortgage lender or banker may require flood insurance. But, even
if not required, it is a good investment especially in areas that flood frequently
or where flood forces are likely to cause major damage.
Another thing you should know is that your community may require permits for
remodeling, improving, expanding, or rebuilding your building. In order to reduce
long-term flood damage, the NFIP requires that buildings that are substantially
improved or substantially damaged become compliant. This means if the cost of
the improvements or repairs is more than 50% of the market value of the building,
you will have to make it compliant with the rules for floodplain construction.
Usually, this means lifting it off the foundation and elevating it above the
predicted flood level. If you carry a flood insurance policy and have major flood
damage, you may be eligible for up to $20,000 to help pay for the cost of this
works.
Q: The map shows
that my lot is in the mapped floodplain, but the ground my house is on
is higher. I believe I shouldn't be shown in the floodplain. What are
FEMA's requirements for being removed from the 1% annual chance flood
hazard area?
A: To be removed
from the floodplain shown on the Flood Insurance Rate Map, a structure
must be on land that is not subject to flooding by the 1% annual chance
flood. Remember, more severe floods can and do happen, so even if your
home is found to be on high ground, it may still be damaged by an extreme
flood event.
If your lot or building site is on natural ground that is higher than
the Base Flood Elevation (BFE) shown on the FIRM, then you may request
a Letter of Map Amendment (LOMA). To support your request, you will
have to get a surveyor to determine the elevation of the ground next
to your building and complete an Elevation Certificate. If the ground
is higher than the BFE, then FEMA will issue a LOMA. With a LOMA, your
lender may choose to not require flood insurance. If your home was
built on fill that was placed after the FIRM was prepared, you may
request a Letter of Map Revision Based on Fill (LOMR-F). As with a
LOMA, you will need to get an Elevation Certificate completed by a
land surveyor. If the filled ground is higher than the BFE, and if
you do not have a basement, then FEMA may issue a LOMR-F, and your
lender may choose to not require flood insurance.
Q: Can floodway or floodplain
boundaries be changed?
A: Under current
floodplain regulations, the channel and/or adjacent lands may be modified
to reduce the water surface elevation during a 100-year flood, thus,
narrowing the floodway boundaries.
Q: Why
am I in a floodplain and my neighbor across the street is not?
A: The frequently
occurs for properties located at the edge of a flood zone. FEMA maps
the flood zone areas and boundaries and if the landscape is fairly
flat within the dividing line being the middle of the street this could
happen. Other times, your neighbor may have provided FEMA an elevation
certificate and submitted a Letter of Map Amendment (LOMA). The elevation
certificate certifies that the structure is 1 foot or higher than the
base flood elevation and the LOMA revises the FIRM to that effect.
Only a licensed Civil Engineer can issue an elevation certificate.
Q: Can
I get my property out of the flood zone?
A: If you believe
your structure or property is above the base flood elevation, you may
want to invest money in hiring a licensed Civil Engineer to provide
an elevation certificate. If the elevation certificate certifies that
your property/structure is one foot above or higher than the base flood
elevation, you may move forward and submit a Letter of Map Amendment
(LOMA) to FEMA. Forms
for LOMA may be obtained from FEMA.
Q: Where
can I find a licensed Registered Civil Engineer to give me an Elevation
Certificate?
A: You may
find a registered Civil Engineer in the yellow pages of the phone book.
Q: Can I build in a floodplain?
A: Most Cities and the County will not allow a new structure to be constructed in flood zones a, AE, AH, AO and A99.
Q: What is Letter of Map Amendment (LOMA)?
A: An amendment to the currently effective FEMA map which establishes that a property is not located in a Special Flood Hazard Area. A LOMA is issued only by FEMA.
Q: What is Letter of Map Revision (LOMR)?
A: An official amendment to the currently effective FEMA map. It is issued by FEMA and changes flood zones, delineations, and elevations.
Q: How do I get a revision to the Flood Insurance Rate Map?
A: A revision to the Flood Insurance Rate Map (FIRM) may be requested by completing and submitting the appropriate portions of the MT-2 application/certification forms package, entitled "Revisions to National Flood Insurance Program Maps" (FEMA Form 81-89 Series), and the required supporting information.
Q: When should I request a map revision to the Flood Insurance Rate Map?
A: If physical changes to the floodplain have changed the flood hazard information shown on the effective National Flood Insurance Program (NFIP) map, a revision should be requested. The request should be accompanied by the appropriate portions of the MT-2 application/certification forms package and the required supporting information.
Q: Where should I send my map revision request?
A: Revision requests should be sent to the appropriate FEMA Regional Office.
Q: How long does it take to get a map revision?
A: FEMA typically responds in less than 30 days, and must respond to a revision request within 90 days of receipt of the application/certification forms and the supporting information. The response may be a determination, a request for additional information, or a statement that additional time will be required to complete the processing of the request.
Q: How can I expedite my request?
A: Because FEMA receives many requests, they are processed on a first-come, first-serve basis. The best way to get a timely response is to make sure the forms and supporting is complete.
Q: Why did I receive a Letter of Map Revision and not a Physical Map Revision?
A: A Letter of Map Revision (LOMR) is a much quicker revision than a Physical Map Revision (PMR). PMRs can take up to two years to become effective. In addition, a LOMR is a more cost effective means for FEMA to revise a Flood Insurance Rate Map (FIRM). Due to budget constraints, FEMA uses the LOMR process as much as possible. You should keep a copy of the LOMR with your valuable papers. It will be important to have when you are ready to sell your property.
Q: Why wasn't my Letter of Map Change incorporated into the panel revision?
A: When a new National Flood Insurance Program map becomes effective it supersedes all Letters of Map Change (LOMCs) that have been issued for the affected map panel. When the changes reflected in the LOMC can be shown on the new FIRM, they are incorporated; however, some LOMC changes cannot be shown on the new FIRM because the change is too small to see on the map.