A five year, $1B federal program to update Federal Emergency Management Agency (FEMA) maps is in progress and draft, updated maps for NYS counties are being released as they become available. These maps indicate that in many areas the base flood elevation is higher than was previously thought. As a result, many property owners are being notified that their property is within a flood risk area, where last-issued maps, some 30 years old, may have shown otherwise.

For many property owners, this is a big impact. In Broome County, for example, a newly issued draft study shows that thousands of additional buildings will be added to the designated flood risk area. Property owners in these Significant Flood Hazard Areas may be required to purchase flood insurance, depending on the type of mortgage they hold.

Revised boundaries are due in part to increased runoff from development, changes in river patterns, and a new levee certification process. While many levees appear to be structurally sound, they may no longer meet federal standards for flood protection and are being de-accredited.

When the revised maps become final, property owners in newly designated, high-risk flood areas and who hold a federally backed or regulated mortgage will be required to purchase flood insurance. For those who already have this insurance, the premium will become more expensive.

Here are some answers to frequently asked questions.


• Where can I go to find out if I’m in a Significant Flood Hazard Area (SFHA)?
  
  This information is shown on the digital Flood Insurance Rate Map (DFIRM) on file in your community. You can also visit the Map Service Center at www.fema.gov or call FEMA at 1-877- 336-2627.


• I’m in high risk flood hazard area. Do I have to buy insurance?
  
  You will only be required to buy insurance if you have a loan that is financed by a federally backed or regulated mortgage. However, the Federal Emergency Management Agency recommends that you carry flood insurance even if you don’t hold this type of mortgage.


• Can renters buy insurance?
  
  Yes.


• What is covered?
  
  Insurable buildings and/or personal property contents are covered.


• What are the premiums based on?
  
  They are based on the amount of coverage you purchase, and the location, age, occupancy, and type of building. The elevation of the base flood in comparison to your property may also be taken into consideration. The higher the flood, the greater the premium.


• Can I rely on disaster assistance instead of buying insurance?
  
  An insurance policy is better coverage. Federal disaster assistance is awarded in less than 50% of damaging floods. The most typical form of disaster coverage is a loan that must be repaid with interest. Insurance provides much greater financial protection.


• Who do I call to get insurance?
  
  Most insurance agents sell these policies. Rates are set by the government and don’t vary from company to company.


• How do I know if I’m required to purchase insurance?
  
  If you’re seeking a loan, you’ll be told by your lender if your building is in a flood hazard area. For properties within a newly designated area, FEMA is contacting affected property owners individually, through the mail, to give advance notice.


• Are there special rates for properties in newly designated flood hazard areas?
  
  Yes, but you’ll need to purchase the policy before the updated maps become effective and while your property is technically still outside the flood plain. Purchasing insurance during this grace period is your best bet for a good rate. Refer to the article on page 4 for more information.


• What can I do if I don’t agree that I’m in a flood zone?
  You can retain a licensed surveyor who will conduct a detailed survey to compare the base flood elevation to the elevation of your home. If the results are favorable, there is a process to submit an Elevation Certificate and a Letter of Map Amendment. Upon approval, this process will remove a property or structure from the special flood hazard area. This Letter of Map Amendment will be covered in our next Site Alert issue.

Portions of this article were written with information obtained from FEMA, the NYSDEC, and the U.S. Corps of Engineers. For more information, visit www.fema/gov. If you’re in need of an Elevation Certificate or have questions on the Letter of Map Amendment process, contact Scott Smith, L.S. at ssmith@fisherassoc.com or at 585-334-1310.