10-12-2007, 08:48 PM
4,796 posts, read
15,360,321 times
Reputation: 2736
What happens to a house that was NEVER in a flood plain, but now is considered in one because of the 98 flood? THAT was a 500 year flood, and not even this past summer or the flood of 02 got that bad. I have a client going through nightmares selling their house now. They have a contract, passed inspections and are to close in a week, and their realtor comes to them today with this news??? I don't understand how and why BCAD can do this and NOT inform the property owners??? How does one protest this kind of thing? Has it happened to anyone here in SA recently? Does this mean they HAVE to buy flood insurance? or does it mean they can't even get it if they wanted to?? I am stunned by this??? That was almost 10 years ago before this couple even bought the property!
10-12-2007, 09:06 PM
Location: Diyallusss, TX
1,805 posts, read
4,774,067 times
Reputation: 560
Quote:
Originally Posted by
wCat
What happens to a house that was NEVER in a flood plain, but now is considered in one because of the 98 flood? THAT was a 500 year flood, and not even this past summer or the flood of 02 got that bad. I have a client going through nightmares selling their house now. They have a contract, passed inspections and are to close in a week, and their realtor comes to them today with this news??? I don't understand how and why BCAD can do this and NOT inform the property owners??? How does one protest this kind of thing? Has it happened to anyone here in SA recently? Does this mean they HAVE to buy flood insurance? or does it mean they can't even get it if they wanted to?? I am stunned by this??? That was almost 10 years ago before this couple even bought the property!
Well, I do know that it does mean they have to purchase flood insurance.
The mortgage company won't fund the loan if it's considered in a flood zone and there is no flood coverage.
As to why, how and when they determine flood zones, I'm not up to speed on that.
Did you check the FEMA site yourself? It's FEMA that designates flood zones, not BCAD.
FEMA Map Service Center -
Hope this link works, seems awfully long for a home page site....
10-12-2007, 09:08 PM
Location: Helotes, TX
469 posts, read
2,341,703 times
Reputation: 115
FEMA is the agency responsible for flood plain declaration and flood insurance. Their findings are federal and therefor trump all, even BCAD. The zoning information center downtown may be able to give you more info, they have always been very helpful when I've gone down there.
10-12-2007, 09:30 PM
4,796 posts, read
15,360,321 times
Reputation: 2736
Thanks....I'll pass this on to them. I'm afraid that there's no recourse if FEMA dictates this. FEMA wasn't even involved in the 98 flood here if I recall....and no one even had water near their homes in this neighbohood. It's crazy! But a creek bed does fall behind their house, but it is now a concrete culvert and the city has done a great job of maintaining it.
10-12-2007, 09:46 PM
Location: Diyallusss, TX
1,805 posts, read
4,774,067 times
Reputation: 560
Quote:
Originally Posted by
wCat
Thanks....I'll pass this on to them. I'm afraid that there's no recourse if FEMA dictates this. FEMA wasn't even involved in the 98 flood here if I recall....and no one even had water near their homes in this neighbohood. It's crazy! But a creek bed does fall behind their house, but it is now a concrete culvert and the city has done a great job of maintaining it.
FEMA manages the NFIP (National Flood Insurance Program); thus their site creates and posts the Flood Maps; they also issue LOMR's and LOMA's (Letter of Map Revision and Letter of Map Amendment - basically the same thing, not sure when which acronym is used)...
If indeed, the owner needs to purchase flood insurance, most any insurance company that offers homeowners's products should be able to find a flood policy for your client.
But, you know..... it doesn't sound like it's even been VERIFIED that this is mandatory where your client is buying. Maybe it just isn't accurate!! I would THINK that if it is TRUE, the owner would have already been notifiied by some means. Just check everything out on that website liink I put in up above. PM me if you want to; I may or may not be able to help.... LOL...
10-13-2007, 08:34 AM
168 posts, read
482,722 times
Reputation: 114
I inquired about a house for sale several years ago and pointed out to the realtor that the property was in a flood plain. She explained that she was working FEMA to remove the house from that map. FEMA is responsible for a new evaluation of property and removal from the flood plain maps. It can be done and that is the process for doing it. I do know that property was removed by FEMA in a short period of time.
There was a recent thread on this issue in the last couple of weeks. Here is one of the many links posted that includes access to maps:
BRWM
Look here for more links:
//www.city-data.com/forum/1649532-post5.html
Quote:
Originally Posted by
wCat
What happens to a house that was NEVER in a flood plain, but now is considered in one because of the 98 flood? THAT was a 500 year flood, and not even this past summer or the flood of 02 got that bad. I have a client going through nightmares selling their house now. They have a contract, passed inspections and are to close in a week, and their realtor comes to them today with this news??? I don't understand how and why BCAD can do this and NOT inform the property owners??? How does one protest this kind of thing? Has it happened to anyone here in SA recently? Does this mean they HAVE to buy flood insurance? or does it mean they can't even get it if they wanted to?? I am stunned by this??? That was almost 10 years ago before this couple even bought the property!
Last edited by mastercone; 10-13-2007 at 08:46 AM ..
10-13-2007, 10:57 AM
Location: North Central SA
734 posts, read
3,014,797 times
Reputation: 205
We got told we were in a flood plain, when 4 years ago when we bought our house we weren't. We fought it and challenged them. We also paid for a survey for them to come out and see if we really were in the flood plain. We ended up being able to prove that we weren't in the flood plain. I'm not sure of all the details, hubby was the one in charge. But we ended up not having to have the flood insurance. We also almost bought a house that the builder said wasn't in a flood plain, but BCAD said it was. We got out of the contract, and they are fighting it too. They had no idea.
10-13-2007, 11:05 AM
Location: Diyallusss, TX
1,805 posts, read
4,774,067 times
Reputation: 560
Quote:
Originally Posted by
Turtle_Mom
We got told we were in a flood plain, when 4 years ago when we bought our house we weren't. We fought it and challenged them. We also paid for a survey for them to come out and see if we really were in the flood plain. We ended up being able to prove that we weren't in the flood plain. I'm not sure of all the details, hubby was the one in charge. But we ended up not having to have the flood insurance. We also almost bought a house that the builder said wasn't in a flood plain, but BCAD said it was. We got out of the contract, and they are fighting it too. They had no idea.
See, again, BCAD does NOT manage this program; they may dispense info but they get it all from FEMA...
It would be a disaster if each county appraisal district across the nation handled all this information; they have access to the information and have a vested interest in FEMA designations, but they have no authority and their information shouldn't be relied on. I'm not saying that to imply they are incompetent, but that they are not government mandated to manage and dispense these decisions, so you need to go to the main source of accurate information.
FEMA is the kingpin, they determine and post all applicable information. I think I posted their website up there.
And YES, as someone else pointed out you CAN dispute their info; doesn't mean that you'll always win, but if you do, FEMA issues a LOMR or LOMA. For that matter, a LOMR/LOMA could already be in existence, and can also be found on the FEMA website.
But you need to start at FEMA; no other entity has any authority on designating flood zones.
NOTE: LOMA=Letter of Map Amendment; LOMR= Letter of Map Revision; both designations have been used, but primarily LOMA is used; they are the same document......
10-13-2007, 11:20 AM
168 posts, read
482,722 times
Reputation: 114
Quote:
Originally Posted by
PopsGuysRule
See, again, BCAD does NOT manage this program; they may dispense info but they get it all from FEMA...
The BCAD website provides a rough sketch of flood plains on their mapping system. They errantly concluded that it was managed by BCAD even though it is FEMA. There's enough acronyms to go around for decades within government.
10-13-2007, 11:30 AM
Location: Diyallusss, TX
1,805 posts, read
4,774,067 times
Reputation: 560
Quote:
Originally Posted by
mastercone
The BCAD website provides a rough sketch of flood plains on their mapping system. They errantly concluded that it was managed by BCAD even though it is FEMA. There's enough acronyms to go around for decades within government.
I realize that it was information misconstrued by viewing a different site, and that's why I pointed it out. Thanks for the backup.....
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People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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