Flood Zone Question

[swamp snorkler]

Thinking of buying a house and moving.

What is flood zone A

[jldsc]

not sure the different types but my house is in a "flood zone" according to zoning and its a motha to deal with at first. Once everything is all setup its not so bad just more money to pay out each year to insurance.


Sent From an Apple Tree.

[mailreg]

Everyone is in a flood zone. Whether good or bad. A is not a preferred zone and will require flood insurance if financing. Depends on how old the house is and what the elevation certificate states. I would get that information before buying the house. MANY coastal homes may be coming up for sale in the next 5 years as flood rates are about to skyrocket, depending on age and elevation.

[swamp snorkler]

What's the "preferred" flood zone?

[ragincajun]

Originally Posted by swamp snorkler

What's the "preferred" flood zone?

Zone X is the perferred zone. Means you are outside of the 500 year floodplain. Basically you won't flood.

Zone A means you are in a flood zone and there is no base flood elevation set.

Zone AESpecial Flood Hazard Area, within 100 yr floodplain, Detailed study by FEMA, BFE determined by FEMA
Other A zones like AE and AH mean that you are in a flood zone but FEMA has set base flood elevations for that area. For example if the area is in Zone AE and the flood elevation is 25' you are required to build the slab to 26' and all mechincal equiptment (AC unit etc.) should be at this elevation or above.

I honestly don't know what they do for Zone A where they don't have one set.

http://maps.lsuagcenter.com/la_floodmaps/?FIPS=0

[Raymond]

Originally Posted by ragincajun

Zone X is the perferred zone. Means you are outside of the 500 year floodplain. Basically you won't flood.

Zone A means you are in a flood zone and there is no base flood elevation set.

Zone AESpecial Flood Hazard Area, within 100 yr floodplain, Detailed study by FEMA, BFE determined by FEMA
Other A zones like AE and AH mean that you are in a flood zone but FEMA has set base flood elevations for that area. For example if the area is in Zone AE and the flood elevation is 25' you are required to build the slab to 26' and all mechincal equiptment (AC unit etc.) should be at this elevation or above.

I honestly don't know what they do for Zone A where they don't have one set.

http://maps.lsuagcenter.com/la_floodmaps/?FIPS=0

I hope you are not a P/C insurance agent because you just committed malpractice if you are. I can show you pictures of a subdivision in Youngsville La that was located in flood zone X that had water up to the bottom of the windows in 2001. Preferred risk in no way means it will never flood, FEMA has figures that show there are plenty of houses in x that flood annually.

Get cert on house, it is transferable to the new buyer. Make sure you deal with an agent that knows what he/she is doing and expect there to be increases periodically.

[Lake Chuck Duck]

Before you do ANYTHING ask for the elevation certificate on the house. If the owner does not have one he is responsible for paying to supply it. If you are not at least 1 foot above the base flood level, walk away. We had to pass on a house that we had already paid for inspection because we found out about it being 1 foot below base flood. Since FEMA took over the flood insurance rating in a bill passed last year, in a couple years our rate would have gone from $416 a year to $5,000 a year. We werent taking that risk.

[Skeeterbite]

Zone A is a flood zone without a detailed study. The published flood maps do not indicate the Base Flood Elevation (B.F.E.) or what is commonly referred to as the 100 yr flood elevation. To obtain the B.F.E. the flood plain administrator in the Parish or Community building permit office must request the B F E for the specific location from the Corps of Engineers. The BFE will then be place on a Flood Elevation Certificate which must be issued for any structure built in a flood zone to assure the finished floor is placed above the BFE. Be careful with mobile homes as there are some very specific and stringent requirements sometimes for Low Structure Chord Elevations on them. If the property you are considering is in a subdivision the plat for the development should indicate the BFE. In many cases flood zones are not a big deal other than placing the finished floor of any structures above the BFE and obtaining flood insurance if the structure is financed. I would recommend you compare the BFE to the elevation of the natural ground before you purchase it. This will indicate whether you place the finished floor of the structure 1-2ft or maybe 10-12 ft above natural ground. The height of the structure finished floor above the BFE will also have a significant influence on your flood insurance premium. I have recently heard some chatter that due to all the recent disasters such as Sandy in the northeast that FEMA may be increasing premiums particularly in coastal zones tremendously !!!!

[MarshRat89]

Originally Posted by Lake Chuck Duck

Before you do ANYTHING ask for the elevation certificate on the house. If the owner does not have one he is responsible for paying to supply it. If you are not at least 1 foot above the base flood level, walk away. We had to pass on a house that we had already paid for inspection because we found out about it being 1 foot below base flood. Since FEMA took over the flood insurance rating in a bill passed last year, in a couple years our rate would have gone from $416 a year to $5,000 a year. We werent taking that risk.

My Brother hasn't lifted his house yet, and they increased his from 960 to $1800 this year alone.

[swamp snorkler]

Thanks guys, here's a link to the house we interested in.....

http://www.houma.ws/default.asp?cont...age=5&sortby=2

[lsuriot]

Type in the address and give this a shot...

http://maps.lsuagcenter.com/la_floodmaps/?FIPS=22109

[swamp snorkler]

I tried it out but Lafourche Parish is not entered for some reason.

[Raymond]

go to fema.gov and put location into search engine. Heading to an appt now but will try to help you when I return with my Chedda.

[Skeeterbite]

For some reason clicking on the Parish on the LSU Ag Center Portal is not presently working. Click on alternate access to parish maps shown in green below Louisiana map. Put in Lafourche Parish and type in the address indicated on the real estate link you provided. When I typed in the address it dropped in a pin on an aerial for Lunesburg St. The LSU Map indicates a Flood Zone AE with a flood elevation of 3. I would obtain a copy of the flood elevation certificate from the realtor and first take it to the Houma Flood Plain Administrator's office to confirm accuracy. Then take it to your insurance agent for a premium quote. Look at the difference in elevation on the certificate between the BFE and finished floor of the home.

[swamp snorkler]

I'll be out all of next week in TN. Just post it here and I'll dig it up. Thaks for the help to all of you guys!

[Raymond]

Run like hell if it says submit for rating, kiss of death. They actually play the Star Wars darth vador music when it comes up on the skreen.

[rainy_day]

Is Fema going around expanding flood zone maps to fatten the kitty.
Because they are broke. If you buy or build in a hole to enjoy the view and being near the water.
Expect to flood and deal with it. Don't. Tax me to pay for your repairs.

[Raymond]

Flood insurance has been subsidized by he tax payers since its inception, the new rating system is designed to make those in AE and A zones pay an increasingly higher price every year.

[mailreg]

The preferred zones (C & X) account for 25% of all floods. It's cheap! If you're in a "preferred" zone get the insurance unless your house is on a ridge. $250,000 coverage in zone X is $412 per year

[mailreg]

PM me if interested in rates. Yes I'm a P & C agent but I can shop homeowners around with MANY different companies. I can write any home in the state and be VERY competitive and many times offer a flat deductible.