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Frequently asked questions |
- What is a flood hazard map?
- Why is Clark County getting new flood hazard maps?
- What are the benefits of the new flood hazard maps?
- What should you do?
- How will the new flood hazard maps affect my property?
- Do I need flood insurance?
- What will happen if I move from a low- or moderate-risk area to a high-risk area?
- What happens if I move from a high-risk to a low- or moderate risk area?
- What is the Grandfathering Rule and how can it help me?
- What if my home or business is mapped into a high-risk area but I believe the designation is in error?
- When will the new maps become effective?
1. What is a flood hazard map?
Flood hazard maps, also called “Flood Insurance Rate Maps” or “FIRMs” show properties at risk of flooding and help you make informed decisions about personal safety and protecting your property. These maps are used to rate insurance policies and also help determine where and how new structures and developments should be built.
2. Why is Clark County getting new flood hazard maps?
Clark County’s current maps are out of date. Some formerly rural areas were never mapped in detail, and others haven’t been re-mapped in more than 25 years. Over time, water flow and drainage patterns change dramatically due to surface erosion, land use and natural forces. The likelihood of inland and riverine flooding in certain areas has changed along with these factors.
3. What are the benefits of the new flood hazard maps?
The new maps will affect many people in different ways:
- Community planners and local officials will gain a greater understanding of the flood hazards and risks that affect Clark County and can therefore improve local planning activities.
- Builders and developers will have access to more detailed information for making decisions on where to build and how construction can affect local flood hazard areas.
- Insurance agents, insurance companies, and lending institutions will have easy on-line access to updates that will allow them to serve their customers more efficiently.
- Home and business owners will have the ability to make better financial decisions about protecting their properties.
4. What should you do?
Learn your flood risk and protect your property. Everyone is at risk from flooding, even properties that are not located in floodplains. Floods can occur in areas designated as moderate or minimal flood risk. In fact, about 25 percent of all flood insurance claims occur in these areas. Talk to your insurance agent to determine the appropriate level of protection you need and the money savings options that are available.
You may also want to consider improvements to your home or property to reduce your chances of a financial loss because of flooding. Activities range from raising the fuse box from the basement to an upper floor to elevating the entire house. For more information visit, FEMA's Mitigation Division.
5. How will the new flood hazard maps affect my property?
Clark County will be affected differently by the map changes. Some properties aren’t affected – their risk remains the same. Others will be mapped into a higher-risk area and may also show a new Base Flood Elevation. Some properties will be mapped into a lower-risk area than before. Altogether more than 1,000 properties will show some change.
6. When the new maps are adopted will I need flood insurance?
The table below shows how your flood insurance requirements may change when new maps are adopted.
| If maps show… | These requirements, options and savings apply |
| Change from low or moderate flood risk to high risk | Flood insurance is mandatory. Flood insurance will be federally required for most mortgage holders. Insurance costs may rise to reflect the true (high) risk.
Grandfathering offers savings. The National Flood Insurance Program (NFIP) has “grandfathering” rules to recognize policyholders who have built in compliance with the flood map or who maintain continuous coverage. An insurance agent can provide more details on how to save. |
| Change from high flood risk to low or moderate risk |
Flood insurance is optional, but recommended. The risk has only been reduced, not removed. Flood insurance can still be obtained, at lower rates. Twenty-25 percent of all flood insurance claims come from low- to moderate-risk areas. Conversion offers savings. An existing policy can be converted to a lower-cost Preferred Risk Policy. |
| No change in risk level | No change in insurance rates. Property owners should talk to their insurance agent to learn their specific risk and take steps to protect their property and assets. |
Most homeowners insurance policies do not cover flood damages. That is why FEMA encourages you to maintain flood insurance even if you aren’t required to do so by law. The National Flood Insurance Program provides options to save money while still protecting your property.
7. What will happen if I move from a low- or moderate-risk area to a high-risk area?
If the new maps indicate your property is now at a higher risk for flooding, you will be required to purchase a flood policy if you carry a mortgage from a federally regulated lender.
If you do not have a mortgage, it is still recommended that you purchase flood insurance. Over the life of a 30-year loan, there is about a three times greater chance of having a flood in your home than having a fire. Most homeowners insurance policies do not provide coverage for flood damage.
If your property is redrawn into a high-risk area, there are lower-cost options available through the National Flood Insurance Program “grandfathering” rule.
8. What happens if I move from a high-risk to a low- or moderate risk area?
If you move to a low- or moderate-risk area, flood insurance is not federally mandated. However, your risk has only been reduced, not removed.
Flood insurance is still recommended. The cost of protecting your home and contents from flood damage is far less expensive than repairing or replacing it after a flood has occurred. When the new maps are adopted, you may be eligible for a lower-cost Preferred-Risk Policy.
9. What is the Grandfathering Rule and how can it help me?
The National Flood Insurance Program (NFIP) has “grandfathering” rules if you built in compliance with the flood map in place at the time of construction or have maintained continuous coverage. These rules allow you to benefit in premium ratings. However, you should always use the new map if it will provide you with a more favorable premium.
Renewal of an Existing Policy
Your insurance agent will rate your premium based on the flood map that is in effect on the date you purchase your policy. Flood insurance policies may be renewed and still be rated based on the flood map in effect when the policy was initially rated as long as the flood insurance coverage is continuous and the building has not been significantly altered. For example, if your building is now in an X zone, you could purchase the policy before the flood maps are adopted and keep the lower rate associated with the X zone even after the new flood maps become effective.
You may qualify for the lower-cost Preferred Risk Policy for the first year. If you sell your home, you can transfer the policy to the next owners at the time of sale.
Built in Compliance
The NFIP will honor a Grandfather rule applies to buildings constructed after the first flood map for the community became effective if the building:
- Was built in compliance with the flood map in effect at the time of construction.
- Has not been substantially damaged or altered.
Under this Grandfather rule, you must provide proper documentation to the insurance company.
If you want to keep the zone designation in effect when the structure was built, you must provide a copy of the flood map effective at the time of construction showing where the structure is located or present a letter from a community official verifying this information.
In general, for buildings constructed in high-risk zones after the community’s first flood map was adopted, your rates are based upon the difference between the flood map’s Base Flood Elevation and your building’s elevation. If there is a change in the BFE and keeping the BFE that existed when the structure was first built gives you a better rate, you must provide your insurance agent with an elevation certificate and a copy of the flood map effective at the time of construction. A letter from a community official verifying this information is also acceptable.
10. What if my home or business is mapped into a high-risk area but I believe the designation is in error?
Flood map designations are based on the best data available to engineers and local officials. The deadline to file an appeal or protest was May 30, 2007. Currently FEMA is reviewing those appeals and protests and revising the maps as necessary.
11. When will the new maps be in effect?
There are many steps in the map adoption process. The following is a tentative timeline. Please note that these dates may change based on FEMA’s review process.
- FEMA public comment period
Through May 30, 2007 - FEMA issues letter of final determination
Late 2008 - Maps take effect for FEMA
Six months after FEMA final determination.
When the FEMA determination is complete, the Board of Clark County Commissioners must decide whether to formally adopt the maps for local purposes. The board’s decision will affect the ways in which the maps relate to development regulations and other aspects of the county code. Hearings have not been scheduled.
