Ask The Expert

Important Information on Recent Map Changes

The answer to your question may be immediately available in one of the topics below. If you still have a question or comment, you may e-mail your inquiries to nfip@dhs.gov.

• What are the different flood hazard zone designations and what do they mean?
• What does it mean if my community does not participate in the National Flood Insurance Program (NFIP)?
• The map shows that my lot is in the mapped floodplain, but the ground my house is on is higher. I believe I shouldn't be shown in the floodplain. What are FEMA's requirements for being removed from the 1% annual chance flood hazard area?
• What does the "100-year flood"mean?
• I have lived here forever and have never been flooded. Why do I need flood insurance?
• How and when do I get a refund for canceling my flood insurance?
• What elevation is used when rating a structure for a flood insurance policy?
• My family has lived in our house for many years, and we had a big flood that was called the "100-year flood." We weren't damaged. Why do I need flood insurance?
• My bank said I'm in the floodplain and have to buy insurance. I don't believe it. What can I do?
• How do I get a copy of the National Flood Insurance Program (NFIP) map for my area?
• How do I determine if my community is participating in the National Flood Insurance Program (NFIP)?
• Who can prepare an Elevation Certificate?
• What do I need to know if my building is in the floodplain?

What are the different flood hazard zone designations and what do they mean?

Zone A is the flood insurance rate zone that corresponds to the 100-year floodplains that are determined in the Flood Insurance Study (FIS) by approximate methods. Because detailed hydraulic analyses are not performed for such areas, no BFEs or depths are shown within this zone. Mandatory flood insurance purchase requirements apply.

Zone AE and A1-A30

Zones AE and A1-A30 are the flood insurance rate zones that correspond to the 100-year floodplains that are determined in the FIS by detailed methods. In most instances, BFEs derived from the detailed hydraulic analyses are shown at selected intervals within this zone. Mandatory flood insurance purchase requirements apply.

Zone AH

Zone AH is the flood insurance rate zone that corresponds to the areas of 100-year shallow flooding with a constant water-surface elevation (usually areas of ponding) where average depths are between 1 and 3 feet. The BFEs derived from the detailed hydraulic analyses are shown at selected intervals within this zone. Mandatory flood insurance purchase requirements apply.

Zone AO

Zone AO is the flood insurance rate zone that corresponds to the areas of 100-year shallow flooding (usually sheet flow on sloping terrain) where average depths are between 1 and 3 feet. The depth should be averaged along the cross section and then along the direction of flow to determine the extent of the zone. Average flood depths derived from the detailed hydraulic analyses are shown within this zone. In addition, alluvial fan flood hazards are shown as Zone AO on the FIRM. Mandatory flood insurance purchase requirements apply.

Zone AR

Zone AR is the flood insurance rate zone used to depict areas protected from flood hazards by flood control structures, such as a levee, that are being restored. FEMA will consider using the Zone AR designation for a community if the flood protection system has been deemed restorable by a Federal agency in consultation with a local project sponsor; a minimum level of flood protection is still provided to the community by the system; and restoration of the flood protection system is scheduled to begin within a designated time period and in accordance with a progress plan negotiated between the community and FEMA. Mandatory purchase requirements for flood insurance will apply in Zone AR, but the rate will not exceed the rate for unnumbered A zones if the structure is built in compliance with Zone AR floodplain management regulations.

For floodplain management in Zone AR areas, elevation is not required for improvements to existing structures. However, for new construction, the structure must be elevated (or floodproofed for non-residential structures) such that the lowest floor, including basement, is a maximum of 3 feet above the highest adjacent existing grade if the depth of the base flood elevation (BFE) does not exceed 5 feet at the proposed development site. For infill sites, rehabilitation of existing structures, or redevelopment of previously developed areas, there is a 3 foot elevation requirement regardless of the depth of the BFE at the project site.

The Zone AR designation will be removed and the restored flood control system shown as providing protection from the 1% annual chance flood on the NFIP map upon completion of the restoration project and submittal of all the necessary data to FEMA.

Zone A99

Zone A99 is the flood insurance rate zone that corresponds to areas of the 100-year floodplains that will be protected by a Federal flood protection system where construction has reached specified statutory milestones. No BFEs or depths are shown within this zone. Mandatory flood insurance purchase requirements apply.

Zone D

The Zone D designation on NFIP maps is used for areas where there are possible but undetermined flood hazards. In areas designated as Zone D, no analysis of flood hazards has been conducted. Mandatory flood insurance purchase requirements do not apply, but coverage is available. The flood insurance rates for properties in Zone D are commensurate with the uncertainty of the flood risk

Zone V

Zone V is the flood insurance rate zone that corresponds to the 100-year coastal floodplains that have additional hazards associated with storm waves. Because approximate hydraulic analyses are performed for such areas, no BFEs are shown within this zone. Mandatory flood insurance purchase requirements apply.

Zone VE

Zone VE is the flood insurance rate zone that corresponds to the 100-year coastal floodplains that have additional hazards associated with storm waves. BFEs derived from the detailed hydraulic analyses are shown at selected intervals within this zone. Mandatory flood insurance purchase requirements apply.

Zones B, C, and X

Zones B, C, and X are the flood insurance rate zones that correspond to areas outside the 100-year floodplains, areas of 100-year sheet flow flooding where average depths are less than 1 foot, areas of 100-year stream flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 100-year flood by levees. No BFEs or depths are shown within this zone.

What does it mean if my community does not participate in the National Flood Insurance Program (NFIP)?

Communities that agree to manage flood hazard areas by adopting minimum standards can participate in the NFIP. The standards are contained in Section 60.3 of the NFIP regulations. Communities that do not participate are subject to the sanctions outlined in Section 202(a) of the Flood Disaster Protection Act of 1973. Section 202(a) makes flood insurance, Federal grants and loans, Federal disaster assistance, and Federal mortgage insurance unavailable for the acquisition or construction of structures located in the floodplain shown on the NFIP maps.

The map shows that my lot is in the mapped floodplain, but the ground my house is on is higher. I believe I shouldn't be shown in the floodplain. What are FEMA's requirements to remove land or a building from the 1% annual chance flood hazard area?

To be removed the floodplain shown on the Flood Insurance Rate Map, a structure must be on land that is not subject to flooding by the 1% annual chance flood. Remember, more severe floods can and do happen, so even if your home is found to be on high ground, it may still be damaged by an extreme flood event.

If your lot or building site is on natural ground that is higher than the Base Flood Elevation shown on the FIRM, then you may request a Letter of Map Amendment (LOMA). To support your request, you will have to get a surveyor to determine the elevation of the ground next to your building and complete an Elevation Certificate. If the ground is higher than the Base Flood Elevation, then FEMA will issue a LOMA. With a LOMA, your lender may choose to not require flood insurance.

If your home was built on fill that was placed after the FIRM was prepared, you may request a Letter of Map Revision Based on Fill (LOMR-F). As with a LOMA, you will need to get an Elevation Certificate completed by a land surveyor. If the filled ground is higher than the Base Flood Elevation, and if you do not have a basement, then FEMA may issue a LOMR-F, and your lender may choose to not require flood insurance.

What is the "100-year flood"?

The term "100-year flood" is misleading. It is not the flood that will occur once every 100 years. Rather, it is the flood elevation that has a 1- percent chance of being equaled or exceeded each year. Thus, the 100-year flood could occur more than once in a relatively short period of time. The 100-year flood, which is the standard used by most Federal and state agencies, is used by the NFIP as the standard for floodplain management and to determine the need for flood insurance. A structure located within a special flood hazard area shown on an NFIP map has a 26 percent chance of suffering flood damage during the term of a 30 year mortgage.

I have lived here forever and have never been flooded. Why do I need flood insurance?

The flood hazards shown on NFIP maps are based on the best information available at the time the maps were prepared. In many areas, hydraulic and hydrologic studies were conducted to reflect the long-term projection of flood risk. Because of the infrequent occurrence of flood events and the relatively short history of the NFIP, Special Flood Hazard Areas (SFHAs) are not based only on the past flooding occurrences. The fact that a flood hasn't occurred within memory doesn't mean one won't happen soon.

The 100-year flood is a relatively rare event (1-percent chance in any given year), but structures located in the floodpain have a significant chance (26%) of suffering flood damage during the term of a 30-year mortgage. For these reasons, flood insurance is required as a condition of receiving Federal or federally-backed financial assistance.

How and when do I get a refund for canceling my flood insurance?

If you were required to get insurance by a lender and then you got a Letter of Map Amendment (LOMA) from FEMA, you may request a refund. The lender is not required to waive the requirement; the lender may decide that flood insurance coverage is still required.

To get a refund, the lender must agree to waive it. Present the written waiver to the insurance agent who sold you the policy and request a refund. Refunds are not available if a claim has been made or is pending against the policy.

What elevation is used when rating a structure for a flood insurance policy?

The difference between the lowest floor elevation (including basement) of your structure and the 1% annual chance flood elevation is used to determine the insurance rating. Note: Only buildings are insurable, other structures are not.

My family has lived in our house for many years, and we had a big flood that was called the "100-year flood." We weren't damaged. Why do I need flood insurance?

The term "100-year flood" is often incorrectly used and can be misleading. It does not mean that only one flood of that size will occur every 100 years. The term is a statement of probability that scientists and engineers use to describe how one flood compares to others that are likely to occur. Today, we use the phrase "1% annual chance flood." What it means is that there is a 1% chance of a flood of that size happening in any year. Over a 100-year period, it has a 63.5% chance of occurring. Even more surprising is that over a 30-year period (typical mortgage period) the 1% annual chance flood has a 26% chance of occurring. This means a home in the mapped flood hazard area is five times more likely to be damaged by flood than to have a major fire!

To answer your question about why you need flood insurance, you would need to look very carefully at what caused the flood and how high the water near your home rose. Because rainfall amounts are different when a storm moves across an area, a "100-year flood" may occur in some places but not others. There are many factors that can add to flooding, including debris in the waterway, small road culverts and bridges, frozen or saturated ground, and others.

If your area had a major storm and your home was not flooded, you may want to check with your community's engineering or planning office. If other areas didn't flood, it may mean that the FIRMs should be revised. You may also want to check to see if your home is eligible for a Letter of Map Amendment (LOMA) which FEMA uses when homeowners submit Elevation Certificates showing that their homes are out of the mapped floodplain. With a LOMA, your lender may choose to not require flood insurance.

My bank said I'm in the floodplain and have to buy insurance. I don't believe it. What can I do?

If a lending institution is federally regulated or making federally-backed loans, it must review the NFIP maps to determine if the building is located in a Special Flood Hazard Area. The SFHA is the area that is expected to be inundated by a 1% annual chance flood. If the bank makes such a determination, it must require the borrower to purchase flood insurance. Please note, these determinations are purely in/out and do not involve the vertical elevation of the structure.

If you disagree with the lending institution's determination, you may request that FEMA review the lender's determination. FEMA will then review the information that the lending institution used, and issue a letter that states whether we agree with the determination. Your request must be postmarked no later than 45 days after the lending institution notifies you of the flood insurance requirement and the submittal must be complete. The request must include all of the information and fees listed in the Letter of Determination Review (LODR) information sheet. If your request is postmarked after the 45-day limit has expired, or if we do not receive all of the information within the 45-day limit, we will not be able to review the determination and the flood insurance requirement stands.

FEMA's responses to these requests are called LODRs, and offer two basic dispositions: (1) the lender's determination stands or (2)it is overturned. FEMA's determination is based on the technical data submitted. If the lender's evidence is inconclusive or the request is incomplete FEMA can disagree with the lender's determination. FEMA's response does not amend or revise the NFIP map for your community. It only states that FEMA agrees or disagrees with your lender's determination.

Occasionally a lending institution may require insurance if it determines that a part of your lot is in the SFHA. The NFIP does not insure land. However, even if you submit evidence that your building is out of the floodplain, the bank may still decide to require insurance on your building.

How do I get a copy of the National Flood Insurance Plan (NFIP) map for my area?

Call the FEMA Map Service Center at 1-800-358-9616. If you are looking for information regarding a specific piece of property it is important to know the community number and panel number. Less specific maps for counties, cities or towns do not require this information. Each map is $.50 and each order is $2.50 for shipping and handling.

How do I determine if my community is participating in the National Flood Insurance Program (NFIP)?

There are several ways you can find this information. One of the best resources is FEMA's Community Status Book . For each state you can print a list of communities. At the end of the list communities that are not in the NFIP are listed. Many of these communities have not adopted the required floodplain management ordinances. A footnote may indicate if the community has been suspended or withdrew from the program.

You can contact your insurance agent or call your community's planning or building permit office. Not only can they tell you if they participate in the NFIP, but they can tell you if you have to get permits before building in a special flood hazard area, or before you add to, improve, or repair damage to an existing floodplain building.

Who can prepare an Elevation Certificate?

Elevation Certificates must be prepared and certified by either a land surveyor, engineer, or architect who is authorized by commonwealth, state, or local law to certify elevation information. Community officials who are authorized by local law or ordinance to provide floodplain management information may also sign the certificate.

What do I need to know if my building is in the floodplain?

Buildings in special flood hazard areas shown on FIRMs may be damaged when flooding occurs. Some buildings flood frequently, while others get damaged by only the more severe events.

If your home is in the 1% annual chance floodplain it has a 26% chance of getting flooded over a 30-year period. This means it is about five times more likely to get damaged by flood than by a severe fire!

You should know that usually you can get flood insurance, if available, by contacting your regular homeowners insurance agent. FEMA and others recommend that everyone in special flood hazard areas buy flood insurance. If you buy a home or refinance your home your mortgage lender or banker may require flood insurance. But, even if not required, it is a good investment especially in areas that flood frequently or where flood forces are likely to cause major damage.

Another thing you should know is that your community may require permits for remodeling, improving, expanding, or rebuilding your building. In order to reduce long-term flood damage, the NFIP requires that buildings that are substantially improved or substantially damaged become compliant. This means if the cost of the improvements or repairs is more than 50% of the market value of the building, you will have to make it compliant with the rules for floodplain construction. Usually this means lifting if off the foundation and elevating it above the predicted flood level. If you carry a flood insurance policy and have major flood damage, you may be eligible for up to $30,000 more to help pay for the cost of this work.