SECTION TWO – FLOOD MAPS AND ZONE DETERMINATIONS

 

This SECTION outlines Flood insurance Rate Maps, Special Flood Hazard Areas, Base Flood Elevation, and Zone Determinations.

 

FLOOD INSURANCE RATE MAP (FIRM)

The Flood Insurance Rate Maps (FIRMs) show

• The flood hazard zones A & V, which are the high flood risk areas, referred to as the "Special Flood Hazard Areas" (SFHAs)
• The low-to-moderate flood hazard zones — B, C, or X.
• CoBRA and OPA.
• Base Flood Elevations (BFEs).

PRE-FIRM BUILDINGS

"Pre-FIRM" is defined as construction or substantial improvement that started on or before December 31, 1974, or before the effective date of the initial FIRM for the community, whichever is later.

POST-FIRM BUILDINGS

Post-FIRM is defined as neither construction nor substantial improvement that started after December 31, 1974, or on or after the effective date of the initial FIRM for the community, or whichever is later.

SPECIAL FLOOD HAZARD AREAS

SFHAs are indicated on the FIRM by labels beginning with the letters A and V and are easily identified as the darkly shaded areas.

 

 

BASE FLOOD ELEVATION (BFE)

BFE information is required for rating Post-FIRM construction ins. SFHAH.  BFE information is not applicable in low-to-moderate flood risk areas.  BFE is not required for rating Pre-FIRM buildings in SFHAs.  However, Pre-FIRM buildings may be rated using Post-FIRM rates with elevations is this is to the benefit of the insured.  When a Pre-FIRM building is elevated, agents will determine whether Pre-FIRM or Post-FIRM rating is the best option for the policyholder and consults with the Flood Insurance Manual.

The BFE impacts flood insurance premiums and floodplain management.  For example, the difference between the building's lowest floor elevations in relation to the BFE has an important impact on the flood insurance premium.

In order for the community to meet FEMA's floodplain management requirements, it must ensure that the lowest floor elevation of every substantially improved and newly constructed property equals or exceeds the BFE.

ZONE DETERMINATIONS

Agents may receive a copy of the Standard Flood Hazard Determination Form (SFHDF) from their insurance company, or the borrower may receive a copy from their lender.

Flood zone determinations can be made by viewing the FIRMs, usually maintained at the planning and zoning office where building permit are obtained.  Some communities maintain elevation information for newer structures that is available to applicable property owners.  For rating of Post-FIRM buildings in SFHAs, except in unnumbered A zones with an estimated BFE or in AO zones, the property owner will need to hire a surveyor, architect, or engineer to prepare an elevation certificate, if the elevation information is not otherwise available.

There is a five step process for making a flood zone determination by viewing the FIRM, which follows.  Please note that the insurance company may provide flood zone determinations and premium rating software for their agents who write flood insurance.

Step One

Locate the correct map panel.  To find the specific panel for the proper location, refer to the map index for the community.  From the index, you will learn the format and the panel number.

Step Two

Find the approximate location of your client's property on the panel.

 

 

Step Three

Determine the specific location of the building to be insured.  Start with the flood map scale.  Refer to a plat map of the property, a tax assessor's map, or the property description found on the deed to find the dimensions of the property.  Convert the dimensions to inches, using the flood map scale and measurements on the map panel.

Step Four

Once the property location has been determined, identify the building location and look for the zone label.  Zones are labeled on the map and are sometimes separated by white boundary lines.  The building is located in an SFHA if the zone label begins with the letter A or V.  These are the shaded area of the map.

Step Five

The final step is to identify the BFE at the property location.  To find the BFE, refer to the BFE lines (or labels) shown on the map that are closest to the subject property.  If a property is located between two flood elevation lines, you may estimate the BFE by interpolation.

Note:  AO zones do not have BFE information.  Unnumbered A zones may have estimated BFEs, but would not be provided on FIRMs.

 

 

 

 

 

QUIZ

 

1.  A Base Flood is one having:

     A.  A 26% chance of occurring in a 30 year period.

     B.  A 50% chance of occurring within a 1-year period.

     C.  A 1% or greater chance of occurring or being exceeded within a given year.

     D.  Both A and C.

 

2.  The Base Flood Elevation (BFE) is:

     A.  A flood insurance map study.

     B.  A means of measurement based upon a standard datum.

     C.  The expected floodwater depth during a Base Flood.

     D.  Both B and C.

 

3.  You may wish to use another map source in conjunction with the flood map in order to "pinpoint" the property's exact location.

     A.  True.

     B.  False.

 

4.  BFEs and flood zones are "chiseled in stone" and cannot be changed.

     A.  True.

     B.  False. 

 

5.  The flood map Index Panel provides flood zone labels and BFEs.

     A.  True.

     B.  False.

 

Answers to QUIZ

1C     2B     3A     4B     5A