Washington County – Do new maps show your Home in a Flood Hazard Area for the First Time?

The Washington County Digital Flood Insurance Rate Map (DFIRM) will become effective on March 19, 2013.   This is an important time to look at your flood insurance needs.

If your structure is in the Special Flood Hazard Area for the first time (please see the earlier blog post “Washington County - New Flood Map Effective March 2013” ) then you should get flood insurance well before the map change to benefit from a more gradual change in insurance costs.

As a structure that is now in a Zone X (outside the Special Flood Hazard Area) your structure will probably qualify for the most favorable terms of a Preferred Risk Policy.  A Preferred Risk Policy is intended to cover the structure and contents from damage from overland flooding in areas that are not high risk areas.

The Preferred Risk Policy can be renewed on an annual basis twice after the effective date for the new Washington County DFIRM.  At the end of that period the actuarial rate of flood insurance for the structure will be determined and the cost of insurance will increase step-wise until the premium is at full actuarial rates for the correct risk zone.

In 2012 the Biggert-Waters Act made a number of changes to the National Flood Insurance Program.  Most of the changes are intended to eliminate subsides so as to cover the actual operating costs of the NFIP, and therefore flood insurance premiums are expected to increase.  The implementation of the B-W12 legislation is being phased in over the next few years.

During this period of map change there is still an opportunity to take advantage of the Preferred Risk Policy and PRP Extension.   To secure the PRP it would be best to have the insurance agent deposit the payment at least 30 days before the effective date of the new map.  Since the date of the new map in Washington County is March 19, 2013 - a PRP policy should be secured by early February.

 Existing Letters of Map Change

If your home or site has a Letter of Map Amendment (LOMA) you should check on what the effect of the new map will be.  Most LOMAs will continue to be valid; however other LOMAs will be affected by the new data and will no longer be valid.   Every municipality in Washington County has been provided with a Summary of Map Actions (SOMA) to identify how the new DFIRM will act on existing Letters of Map Change. 

Copies of LOMCs since 1997 are available online at the FEMA Map Service Center.

If your structure is currently out- by-letter but will be identified as in the Special Flood Hazard Area when maps become official in March,you should take advantage of the PRP option, too.

Contact your community Zoning Administrator for more information on the effect of the map, or, contact VT DEC with your LOMC Case Id number or street address.

Do you need Flood Insurance?

Perhaps, and it may be critical.  The Digital Flood Insurance Rate Map provides key information about exposure of locations to damage from inundation.  However flooding and flooding-related erosion damage occurs in many areas that are not well studied or mapped.

Your homeowner’s insurance policy does not cover damage caused by the overland flow of water.  Damage from this kind of impact is only covered by flood insurance.  Wet basements impacted by groundwater levels can be carried as a special rider on your homeowner’s policy.  Ask your insurance agent about these.

Aside from the legal requirements regarding mortgages and flood insurance, flood damage can and does occur more widely.  Damage from flooding can occur outside of the Special Flood Hazard Area when there are larger floods than the size that is mapped.  Overland flow can occur in Zone X for many reasons including local watershed changes, storm water management problems, failure of culverts, dams, ice jamming, and simple unstudied risk. 

Over 500 structures in Washington County will no longer be mapped as in a Special Flood Hazard Area after March 2013.  Flood insurance is still available to any structure in Washington County, however structures located in a Zone X will benefit from lower available flood insurance premiums. Confirm the flood zone of your home on the new Washington County DFIRM and then contact your insurance agent for more information.