Why Every Single Houstonian Homeowner Should Have Flood Insurance and Proposed Changes Coming Soon- What Does This Mean for Homeowners ?

"The Bayou City"

It's no surprise that Houston is a city known and prone to flooding. We have been flooding since the beginning. When the Allen brothers founded Houston in 1836, they established the town at the confluence of Buffalo and White Oak Bayous. Shortly thereafter, every structure in the new settlement flooded. Early settlers documented that after heavy rains, their wagon trips west through the prairie involved days of walking through knee-deep water.

Harris County suffered through 16 major floods from 1836 to 1936, some of which crested at more than 40 feet, turning downtown Houston streets into raging rivers. After the tremendously destructive floods of 1929 and 1935, however, citizens clamored for solutions. Estimated property damage in 1929 was $1.4 million, a staggering sum at the time. Losses more than doubled in 1935, when seven people were killed and the Port of Houston was crippled for months - its docks submerged, its channel clogged with tons of mud and wreckage, its railroad tracks uprooted. Twenty-five blocks of the downtown business district were inundated, as well as 100 residential blocks. If ever there was a county in need of flood assistance, this was it.

Harris County doesn't have earthquakes... doesn't have blizzards... doesn't have avalanches. We have flooding. A major flood still occurs somewhere in Harris County about every two years. Most of the flooding is in areas developed prior to the current understanding of flood potential and prior to regulations restricting construction in flood-prone areas. Fortunately, since the 1970's, there has been flood insurance to ease the financial impact of flooding. Despite tremendous flood damage reduction projects that have indeed reduced the risk of flooding, more flood insurance funds have been paid here than in any other National Flood Insurance Program-participating community.

Where Does The Flood Map Play in to My Home Value and Flood Insurance Premiums?

No matter where you are every single Houstonian should have flood insurance. Common retorts are: 1.) I'm nowhere near the bayou therefore, I am safe from flooding. 2.) My flood map tells me I am within a 500/100 year flood plain so I am safe 3.) Houston is designed for flooding. It is not true that your location on the flood map designate's safety NOR is the flood map 100% accurate. Currently, a new flood map is in the works and will be produced in 2020 along with publishing new flood insurance rates.

Here's a Sobering Fact:

Congress has mandated that federally regulated or insured lenders require flood insurance on mortgaged properties that are located within the 100-year floodplain.

The 100-year floodplain can be located on the FEMA Flood Insurance Rate Maps (FIRMs). FIRMs show areas subject to flooding from a primary flooding source -- typically major rivers, bayous and their tributaries, and are meant to help determine the risk of flooding for a property due to that one flooding source. HOWEVER,

68% OF HARVEY FLOOD CLAIMS WERE LOCATED OUTSIDE OF 100-YEAR FLOODPLAIN

Flood loss claims as a result of Hurricane Harvey are even more staggering with approximately 68% (2/3) of structural damages reported outside of the mapped 100-year floodplain. This reinforces the fact that flooding from sources other than channels and bayous are a major threat in our region. 

• Not all streams in Harris County have been studied to determine their stormwater carrying capacity and therefore the flood risk to surrounding property is unidentified.
• On those rivers, bayous, and tributaries for which we have determined the risk of flooding and mapped flood risk zones, flooding can still exceed the 100-year levels, and even the 500-year levels in large events like Hurricane Harvey.
• New studies of rainfall patterns (Atlas 14) suggest that the current FIRMs for Harris County may not accurately represent the bounds of the 100-year and 500-year floodplains.
• Many homes flood during heavy rain events because excessive stormwater simply cannot make its way to storm sewers quickly enough. Instead, the runoff water pools in the streets and, given enough rain, floods homes and businesses.
• Storm sewer inlets can become clogged by debris causing accelerated accumulation of stormwater in neighborhoods.
• Stormwater sometimes travels overland to reach a creek or bayou, flooding structures along the way that are not near a creek or a bayou.

HOMEOWNERS INSURANCE DOES NOT INCLUDE FLOOD COVERAGE

In Harris County, more homes flood annually than are destroyed by fire. If you have a mortgage, you likely have fire insurance as part of your homeowner's policy. But do you have flood insurance?

There are several things to keep in mind when considering purchasing a flood insurance policy:

• Floods are Harris County’s number one natural hazard.
• Flood insurance can be the difference between recovering and being financially devastated.
• The damage from just one inch of water can cost more than $20,000.
• NFIP provides flood insurance to homeowners, renters, and business owners.
• There are two components to the flood insurance policy. Coverage for your building is designed to pay for the necessary repair or replacement of flood damaged structural components—for example, walls, floors, heating and cooling systems, large appliances, cabinets and or attached bookcases. The maximum building property coverage you can purchase is $250,000. Flood insurance contents coverage protects your personal property, such as clothing, furniture, small appliances, bedding and other items in the home. The maximum contents coverage you can purchase is $100,000.
• Flood insurance typically takes 30 days to take effect.
• Learn more about Flood Insurance at Floodsmart.gov

(source:www.hcfcd.org, www.walterpmoore.com)