Flood insurance or not? (Houston, West: renting, mortgage, houses)

[Lunababy]

Hi all. So I am a week away from closing day on my first ever house (so excited to finally be free of renting and landlords and living with parents!). The home is in Cypress (MUD district #5) and I am wondering if flood insurance is something I should get in this area. I have been quoted by one insurance company at 310.00/annually. I'm new to Houston and Texas in general, so I am not sure if flooding is an issue in Cypress or not. Any advice would be appreciated.

[trbstang]

If it is only $310, you are probably not in a 100 yr flood zone. My grandfather's house in Winchester off Jones Rd & West Rd is literally right on the edge of the 100 yr flood zone, two houses over and it would be outside the zone. Flood insurance is mandatory for the house per the mortgage company and it cost $765 a year for $140K of coverage including contents and everything.

Best thing is to look at the Harris County FEMA flood map and see how close you are to the 100 yr flood zone. In our neighborhood the two streets by the bayou are in the zone, but our street is about 10 streets away and is the highest street in the area. A neighbor who is a civil engineer said the homes by the bayou would be totally flooded (like 10-12 feet) before we would flood. We don't have flood insurance, but I bet ours would only be around $300 or so.

[ethanw]

Just for the piece of mind get, $300 is nothing and you never know what could happen even if you're not in the flood zone

[14Bricks]

Yes. It can flood anywhere in Houston, at anytime.

[Cabot]

^^ We are outside of the flood zone but get it for peace of mind. You never know in Houston.

[EasilyAmused]

300 a year is money well spent for me. I may be out of he 100 year flood zone, but Buffalo Bayou is in my backyard,buffered by some retaining park grassland, but if we get a serious storm I dont want to take chances.

Also, anywhere in Houston, of the drainage system backs up and the street water rises, anyone could get in trouble

[geopainter]

Yep, definitely worth it.

We used to live north of the Barker Reservoir, and thiough our house was technically outside the FEMA 100 yr floodplain, in 3 years there the backyard flooded twice, almost up to the house...during Ike and during a freak April 2009 storm that dropped about 10 inches on west Houston.

Around Houston proper, it's the quick street flooding you have to worry about because of (1) inadequate sewer systems,(2) runoff from everything that's paved and (3) the sorry state of the roads (due quite a bit to the explansive/contractive nature of of clayey soils). I remember my first summer in Houston, watching in amazement as Westheimer flooded. A major road! How can this be? But the neighborhood roads flood, rtoo. We also now live close to Buffalo Bayou, but i'm more worried about the secondary roads when it rains heavy...occasionally those waters also will creep up driveways and front yards.

[Johnhw2]

Take the flood insurance. Any location in Houston metro area can flood if a rain system stalls out sitting right on top of an area like it has many times. The storms do not know where the 100 year flood plain lines are on the map and dont care so be grateful you are out of the 100 year flood zone which lowers your odds of being flooded. But for peace of mind and to address the very real possibility it can flood your home..... take it! Dont hesitate just sign up!

[Asheville1]

Congratulations! Yay!

Since you're a newbie to home ownership and to the area, I suggest you pay the first year's premium and during the year, do your research. At renewal time next year, you'll make a informed decision. In the interim, the small cost will buy you peace of mine, if nothing else...

Best of Luck in your new digs!

[tstone]

Wasn't there some serious flooding in the Cypress area a few months ago??