Here we are again – the official beginning of hurricane season. But as every Floridian knows, hurricane season is a moving target, as are hurricanes. One week you’re basking in the glow of sunshine and warm Gulf waters and the next week you’re putting up storm shutters and buying mechanical can openers. Nevertheless, it is what it is and we must not only prepare for winds and lack of electricity but also floods.
The definition of a flood is an excess of water on land that is normally dry. These are scary words for those of us who look out our windows and see water or know that one block in either direction you’ll find it. This is why even homeowners who are not that close to the water need to know what flood zone they’re in, so here is an overview of flood zones dictated by the Federal Emergency Management Agency (FEMA):
- Zone A (blue) – special flood hazard area that is high risk for flooding and typically requires flood insurance. Does not have a base flood elevation established.
- Zone AE (lavender) – special flood hazard area that is high risk for flooding and typically requires flood insurance. Does have a base flood elevation established.
- VE (green) – special flood hazard area that is high risk for flooding and typically requires flood insurance.
- X (no color) – low risk area that does not typically require flood insurance.
- 500 Year Flood Zone, X (shaded) – moderate risk area that does not typically require flood insurance.
- D (shaded) – possible but unknown risk. Flood insurance should not be required.
Rest assured that anything on Anna Maria Island or in waterfront areas of Cortez are in Zone A with a high risk of flooding. These properties will require flood insurance by lenders for properties that have a mortgage.
If you’re not sure what your flood zone is, look at the mymanatee.org website and you’ll find an interactive map of flood zones where you can simply put in your address and it will tell you exactly what your flood zone is outlined in the corresponding color. You will also be able to access the elevation certificate for your area if available.
Flood insurance is purchased through the National Flood Insurance Program and has historically offered subsidized rates. In more recent years, the Biggert-Waters Flood Insurance Reform Act changed many aspects of program eligibility, including non-primary structures. Your rates and eligibility for insurance should be carefully reviewed with an insurance broker authorized to sell policies through the National Flood Insurance Program.
Here again, mymanatee.org is a wealth of information about all aspects of flood insurance, answering many questions you may have. In addition, you can obtain a booklet from FEMA that outlines in detail what flood insurance covers, including condo flood policies.
Maybe future generations won’t have to worry as much about flood-prone areas. There are creative developers in different parts of the world who are designing hotels, homes and office buildings that float. In flood-prone cities like Miami, this could be a potential solution. Rotterdam is already building a 54,000-square-foot floating office building and a developer in the Persian Gulf has plans for 16 hotels, all floating. Think of the possibilities.
The day I was writing this column I received in the mail Manatee County’s “Flood Hazard Area Guide,” sent to all homeowners who live in properties that are located in or near a special flood hazard area. It’s a nice little tri-fold brochure which everyone should keep with other hurricane and evacuation material that I hope you all have ready in the event of a storm.
I guess the only thing good about hurricane season is that it takes our mind off coronavirus for a while, you think? Stay safe.
