Tampa area homeowner's insurance - Do you have flood insurance? (Plant City: houses, subdivision)

[Sunnydee]

Need advice/enlightenment from my fellow CD members in the Tampa area. Do you have basic homeowner's insurance or did you include flood insurance in your policy? Thanks in advance for all of your views.

[TampaKaren]

We had elective flood insurance for 23 years. In Hillsborough County last year, FEMA changed the flood plains. We are now in Flood Zone AE and it's required, though I think we could dispute it with an elevation certificate. Our premium for a 1983 stucco box is less than $600 per year. In our case, it isn't that expensive and it's worth it for peace of mind.

Just want to warn people about the website for the National Flood Insurance Program. So far, every address I've entered says it's in a high risk area. My Mother's house is on a high ridge in Tennessee with no water within miles. This website says she needs flood insurance. NOT!

[Nav]

The FEMA maps are terribly wrong and they will not correct them. Our house was in Zone "X" then they remapped and put it in Zone "AE" which is 1 zone lower than standing water. When we questioned the change, we were told that FEMA used Aerial photos from around 2001 along with computer mapping. In our case, our property was the last lot in the community that had not been built. Therefore, FEMA assumed it must be lowland since there is a conservation area nearby.
What an uphill battle. We had to have an elevation cert done for about $300. It turns out our House was 9 FEET above the flood plain. A 9 ft error, and FEMA insists their maps are accurate. Anyways, we got the house out but to get the property out we have to pay for a topologicial survey along the line of $2,000. All at the homeownwers expense.
We got the house out by petitioning FEMA and won. Unfortunately, they will not redraw the maps. They simply add an addendum to the FEMA files. IF you look on the counties web site at the flood maps, it still looks like it floods. Nowhere is their a reference to any addendums.

Here's the kicker, FEMA only redrew the ruralish areas of Hillsborough county. When the included Plant City, the City balked because it put their precious Walden Lake subdivision in the flood zone and it would devalue the property. Guess what, FEMA made an exception and Plant City was excluded from the maps. So was Temple Terrace, and Tampa. South Tampa Floods at the smallest amount of Rain but they were excluded so they dont have to abide by FEMA maps. Talk about corrupt government.

Anyways, Back to the OP, Flood insurance is typically in addition to your standard policy. The FEMA mapping was a way to bolster the bottom line of the insurance companies by gouging the homeowner.
Its amazing what the lobbyists can push through for their special interests.

Nav

[Sunnydee]

Originally Posted by Nav

The FEMA maps are terribly wrong and they will not correct them. Our house was in Zone "X" then they remapped and put it in Zone "AE" which is 1 zone lower than standing water. When we questioned the change, we were told that FEMA used Aerial photos from around 2001 along with computer mapping. In our case, our property was the last lot in the community that had not been built. Therefore, FEMA assumed it must be lowland since there is a conservation area nearby.
What an uphill battle. We had to have an elevation cert done for about $300. It turns out our House was 9 FEET above the flood plain. A 9 ft error, and FEMA insists their maps are accurate. Anyways, we got the house out but to get the property out we have to pay for a topologicial survey along the line of $2,000. All at the homeownwers expense.
We got the house out by petitioning FEMA and won. Unfortunately, they will not redraw the maps. They simply add an addendum to the FEMA files. IF you look on the counties web site at the flood maps, it still looks like it floods. Nowhere is their a reference to any addendums.

Here's the kicker, FEMA only redrew the ruralish areas of Hillsborough county. When the included Plant City, the City balked because it put their precious Walden Lake subdivision in the flood zone and it would devalue the property. Guess what, FEMA made an exception and Plant City was excluded from the maps. So was Temple Terrace, and Tampa. South Tampa Floods at the smallest amount of Rain but they were excluded so they dont have to abide by FEMA maps. Talk about corrupt government.

Anyways, Back to the OP, Flood insurance is typically in addition to your standard policy. The FEMA mapping was a way to bolster the bottom line of the insurance companies by gouging the homeowner.
Its amazing what the lobbyists can push through for their special interests.

Nav

Wow, thanks for the info.

Do you have flood insurance on your home?

[tampaguy03]

Im in South Tampa, my property is 6 feet above sea level, and I wouldnt care what any map says, if you live in Florida, and you are near any water(stream, river, inlet, bay, canal, etc.),,GET FLOOD INSURANCE! its reletively inexpensive, especially if you are not in a flood zone, but also give piece of mind for the potential direct hit of a hurricane, or just days on end of rain rain rain which we sometimes get. By the way, its mandaotry for me in South Tampa to have flood insurance, and i dont know anyone who lives on this tiny peninisula of South Tampa why you would not get it.

[CrowGirl]

I have ALWAYS had flood insurance. When I owned a place in the Boston area it was situated on the side of a hill and I had flood insurance. To me, it makes exactly zero sense to NOT have flood insurance. When I lived on the Treasure Coast of Florida I was not in a mandatory flood zone area but, as always, had flood insurance. It was the only thing that kept me sane as I watched the water from TS Fay inch closer and closer to my back door. I lucked out and no water actually came in to my house but several houses within a mile of me were 2 feet deep. I cannot see myself ever being a homeowner without flood insurance.

[ESPLUMBING]

Where we live we are not in any flood zone even though we live across the street from a large lake. We have flood insurance just in case, I believe it only costs about 300 a year.

[Nav]

Originally Posted by Sunnydee

Do you have flood insurance on your home?

No, the elevation cert means I don't have to carry Flood insurance. In my area, even in the worst of the 2004 hurricanes my whole area was high and dry. If I were to flood, that means that I-4 east of 75 would be under 8 feet of water as well since I am built at the same elevation. Highly unlikely.

If you live somewhere where its low of near the coast, carrying Flood insurance is a no-brainer. But for me, living 20 miles inland, its a waste of money.

Nav

[Kathleen1971]

I live in Valrico, almost on a hill lol, am not in a flood zone and am pretty freaking cheap but no way am I going without flood insurance in Florida. I would rather be out $ 276 each year than take a chance.

[Sunnydee]

Thank you so much!