JACKSON —  With the adoption of new flood damage ordinances in Northampton County, some concerns have risen that the door has been opened for mortgage companies to require flood insurance when homes are bought, or refinanced.

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Jack Saunders posed the question during a recent county commissioner’s meeting to County Manager Wayne Jenkins, who said he’d find some answers.

Fortunately, being aware of “where you are” can empower you in making decisions as to whether or not you need flood insurance.

Jenkins provided those answers this week after talking with Northampton County Zoning and Planning Director William Flynn. In an e-mail message, Flynn said, “It is possible that, by adopting the new FIRMs (Flood Insurance Rate Maps) and the amended Flood Damage Prevention Ordinance, some citizens of the county may now have property that is located in a Special Flood Hazard Area (S.F.H.A.) whereas previously they were located outside of a SFHA. It is also a possibility that the new maps may remove some property from the SFHA that was previously located in it.  I'm not sure if the adoption of the amended ordinance and new maps will trigger any action by lending institutions or not but I can certainly see why they might have a concern with property they are financing located in a SFHA.” 

According to the Flood Information Institute, flood coverage for homeowners must be purchased separately from regular homeowners insurance. It covers flood damage as regular homeowners insurance does not. Congress created the National Flood Insurance Program (NFIP) in 1968 in response to the rising cost of taxpayer-refunded disaster relief. This insurance is available to communities that agree to adopt and enforce flood plain management ordinance to reduce future flood damage.

The coverage is for up to $250,000 for structure and $100,000 for personal possessions. A side note: Renters can purchase flood insurance for their belongings.  The cost depends on your rating as a hazard area. Low to moderate risk areas start at $119 a month according to the government’s Web site at Floodsmart.gov. If you are in a high risk area, premiums cap out at around $221 per month.

The Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 made it a requirement that flood insurance be purchased on a federally-backed mortgage on buildings located in a SFHA. If you’re home is not in a SFHA, you are not required to buy flood insurance. Mortgage companies cannot require that as a stipulation on a loan.

The Federal Emergency Management Association (FEMA) has a Web site with maps that can tell you if you are in a SFHA log onto fema.gov/hazard/map/flood.shtm.

Chose the kind of map you want, plug in your address and take a look at “where you are” for free. You can also buy the maps. If you don’t want an online map, Northampton County Planning and Zoning can help you.

If you believe you have been incorrectly designated in a SFHA, you can request a Letter of Determination Review from FEMA. This must be submitted within 45 days of the determination. More information can be found by visiting fema.gov/fhm/fq gen11.shtm. If it is determined that your property is not located in a SFHA, you can be refunded up to one year’s premium on your flood insurance.

You have some control in the situation. Any area can flood under the right conditions and having the option of flood insurance can make the difference in extreme circumstances.