FEMA 100 year flood plain lines - does anyone know on what basis they are remapped every 5 years?

Question

When we bought our house, we have a survey done to show that our house was OUTSIDE the 100 year flood plain. 6 years later, our insurance company wants us to get flood insurance because now our property is COMPLETELY within the 100 year flood plain thanks to some new map FEMA did.

Oh, and BTW, it's DRY AS A BONE in Georgia, so I have no idea what big flood they might be concerned about.

Any suggestions on how to get around this with the insurance company?

IMPORTANT POINT: When we moved in 6.5 years ago, our house WAS NOT in the flood plain. Now, because FEMA redrew the map (?), it IS. How is that possible?

Answer 1

Federally-insured lenders are mandated by federal law to require mortgagees with properties within 100-year floodplains to carry federal flood insurance. The basis for determining that is the current FEMA Flood Insurance Rate Map in effect for your community, whether or not you think its accurate. The lenders' hands are tied here.

There is a procedure that can be pursued to exempt your specific house from this requirement if it can be demonstrated that it is elevated high enough to be above the 100-year "base flood elevation" on the map. Unfortunately, the burden is on the property owner. It involved hiring a licensed land surveyor or civil engineer to prepare a FEMA Elevation Certificate and submit a request for what is called a Letter of Map Amendment.

You should be able to find more info on this through the FEMA website or from your community (city/county) govt. deparment that deals with floodzone information.

Answer 2

The first poster is completely correct. FEMA redraws flood maps based upon the potential for flooding, and they use assorted geographical and other data to redraw those maps.

There are no guarantees that you will stay outside a flood plain when you purchase a property. As well, there are no guarantees that you will stay IN a flood zone.

Our local flood zone was recently remapped, and some homeowners experienced exactly what you have experienced, and others gleefully were taken OUT of the flood zone.

There is really nothing you can do about the situation, other than trying to get an exemption based upon a 'height survey'.

Answer 3

And what if that a hundred year flood hits and you haven't any longer have been provided that added coverage? Will then you flow and cry to FEMA that they should have prevalent extra advantageous? What are you upset approximately? FEMA does no longer come to a decision the place flood plains start up and end... mom Nature does that and if climate adjustments and logistics arise with the equation that your place now belongs into the prolonged selection of a a hundred year flood undeniable... then you certainly say thank you and purchase the added coverage which will conceal the fee if this way of disaster ought to take place and your place is broken via flood waters. FEMA isn't the under no circumstances finishing fountain of funds whilst disaster strikes... that's what coverage is for.