Special Flood Hazard Areas

[thehallmarks]

There may be some properties in Wrightwood which are located in SFHA, if so this new information might help reduce the costs for flood insurance.

Many properties located in Special Flood Hazard Areas (SFHA; A and V zones) may be eligible for a Letter of Map Amendment (LOMA) if the lowest ground elevation immediately adjacent to the building is at or above the 100 year flood level (BFE).

Although FEMA uses the most accurate flood hazard information available, limitations of scale or topographic definition of the source maps used to prepare the FIRM may cause small areas that are at or above the flood elevation to be inadvertently shown within the SFHA boundaries. Also, the placement of fill may elevate small areas within the SFHA boundaries to an elevation at or above the flood elevation. When this happens, structures or parcels of land may be inadvertently included in the SFHA on the FIRM. 

For such situations, the property owner or lessee may apply for a Letter of Map Amendment (LOMA) LOMAs are documents issued by FEMA that officially remove a property and/or structure from the SFHA.

Properties located in non-SFHAs may be eligible for a less expensive Preferred Risk Policy (PRP). See the NFIP manual for specific legibility requirements for the PRP.  The lender may also waive the flood insurance requirements for properties granted LOMAs. The policy may be cancelled with a copy of the LOMA and the lenders specific release of the coverage requirement due to a revision of the flood zone.

For complete information on the procedures for requesting a LOMA, please see page MAP3 of the "Flood Map" section of the Flood Insurance Manual.

You can obtain details from the FEMA website at www.fema.gov, click on the Flood Maps, click "homeowners" and page down to LOMA/LOMR-F process under "Hot Topics".

If you are interested in finding out how this affects your property go the link above and become familiar with your situation and then contact Certified Flood Systems and see if they can assist you.

CERTIFIED FLOOD SYSTEMS
Kenneth P. Bisson, President
5278 Desert View Lane
P.O. Box 650
Wrightwood, CA 92397-0650
(800) 609-0465, FAX (619) 249-1083
(Service Area: Nationwide)
E-mail: kencfs@qnet.com
Website: www.certifiedfloodsystems.com

[Surfer_Dude]

Thank you Hank!  This is great information as it effects may people in WW.

[thehallmarks]

The link below brings up the San Bernardino County unincorporated area flood map effective 8/28/08.
 
If you click on the "show LOMC" link it will bring up the latest Letter of Map Change [LOMC] sent to the Board of Supervisors.  If you review pages 2 thru 4 you will find some specific changes which apply to different streets [properties] in Wrightwood.

http://msc.fema.gov/webapp/wcs/stores/servlet/MapSearchResult?storeId=10001&catalogId=10001&langId=-1&userType=G&panelIDs=06071C7135H&Type=pbp&nonprinted=&unmapped=
 
If you click on "view" you will go to this link http://map1.msc.fema.gov/idms/IntraView.cgi?KEY=67992893&IFIT=1  which brings up an MSC viewer where you can selectively look at how close you property is to the numerous flood planes within the Wrightwood area.
 
If you go to this site www.floodsmart.gov/noaafloodweek and put in your street address it will assess your risk and give you an opportunity to determine the approximate cost  of flood insurance.
 
Your home has a 26% chance of being damaged by a flood during the course of a 30-year mortgage, compared to a 9% chance of fire.   Winter storms and snowmelt are common (but often overlooked) causes of flooding.   New land development can increase flood risk, especially if the construction changes natural runoff paths.
 
Flood insurance compensates policyholders for covered losses, and as opposed to a disaster loan, there is no payback requirement.
 
Participating communities agree to adopt and enforce strict floodplain management statutes to effectively reduce their flood risks.  The following website lists current NFIP participating communities: http://www.fema.gov/fema/csb.shtm.   This link eventually leads you to the San Bernardino County flood map referenced above.

For additional resources and information about flood risk, flood insurance, and flood zones, visit www.FloodSmart.gov.  In addition, flood risk and NFIP factsheets and talking points can be downloaded from the Citizen Corps website at www.CitizenCorps.gov/news.

Hank

[Surfer_Dude]

Flood variance question...they asked me to fill out a flood variance form.  Not really sure if one was done or how to answer it. Anyone?

[Wrightwood]

Flood Map-Related Fees are changed

http://www.fema.gov/plan/prevent/fhm/frm_fees.shtm

[Naughty pines]

How do we get this insurance coverage for fire, flood and earthquake ?

[thehallmarks]

How do we get this insurance coverage for fire, flood and earthquake ?

For fire [homeowners] insurance you contact a fire and Casualty agent.

For flood your homeowners insurance agent can apply to FEMA for you--FEMA sets the price.  You should have a current elevation certificate.  The price depends on your flood zone.

For earthquake your homeowners insurance agent can apply to the California Earthquake Authority [CEA] for you--CEA sets the price based on the risk [area you live] and the type of house.

[Naughty pines]

Thanks Hanks. 

[jimmy]

Apparently in 8/08 FEMA drew up some new flood zone maps for WW and now my house is  in one of these zones.  Because I haven't been able to prove that I am about 50' higher than the flood plain, I have to purchase insurance at a rate of $2,500 per year.  My only option is to hire an engineer at the cost of at least $1,000 to submit info to FEMA and that may still not work.  Has anyone else had this problem lately?

[Elk]

Check these topics. It has been covered a few times here on the forum.
http://www.wrightwoodcalif.com/forum/index.php?topic=7107.0
http://www.wrightwoodcalif.com/forum/index.php?topic=8944.0
Or try the "search" function. You may find other related topics.

[ForestGal]

I'm not sure if he still does this work, but you might contact Ken Bisson, 249-6900 for an evaluation.  I know he did evaluations for this, and I think he still does.  A flood elevation certificate can significantly reduce the insurance premium.

[Wrightwood]

Thanks Elk for finding the links. I merged two of the topics together.

[garski]

Jimmy,
 PM me if you still need an elevation cert. My company may be able to help.

[typea2009]

Does anyone know how to prove to the mortgage company/county that a certain residence doesn't need to carry flood insurance regardless of what the zone maps indicate? I have been told that the maps for several areas of Wrightwood haven't been updated/reconsidered for many years, even after the Corps of Engineers did extensive flood control mod's in recent years.

[snwbnny]

My neighbor has been fighting the mortgage company for well over a year now. She got an elevation certificate as advised but they still don't believe her. Funny thing is we both have/had the same mortgage company and have the same amount of our back property line in the flood zone and they have never said anything to me!

[lagomorphmom]

Shhhhh!!!

[snwbnny]

Hahahaha I'm good now, that company sold our loan  .

[YardBird]

I hate paying that bill too!  $1250. per year, almost double what my H/O is, with more than double the coverage!  Does anyone know exactly how high above elevation you must be to avoid this insurance?  I'm in Antelope Valley on the desert floor and my residence is in the flood zone.  My neighbor, directly across the street, is NOT!  (not that I wish him ill) 
I'm also very curious as to how the cost is determined.  I've tried several times to figure it out but can't find any info on it.  If I'm paying this much, what does it cost in New Orleans?
Off the soap-box now....
YB

[BikingBrian]

I just got a letter in the mail saying that due to a change in the law, second home owners will not get reduced premium rates for flood insurance. Rates will go up 25 percent a year until they reflect the full premium rate.

http://www.thenewsguard.com/news/article_434053cc-24a4-11e2-b18a-0019bb2963f4.html

I have an elevation certificate, which knocked off the price of insurance somewhat, but the premium is now $1600 a year and may still go up in the coming years. At this point, I have no idea what the full premium rate is, I'll have to talk with my agent.

I am on the edge of the flood zone and my property is considerably above street level. Maybe it's time for me to fork out the $$ to go the LOMA route.