by Betsy Mattox Tarkington

Perhaps you are one of those homeowners who feel secure about flooding issues. Your home survey clearly states that you are in a “C,” “B,” “X,” or “D” zone, and your lender does not require flood insurance. You are confident that you are not in a flood zone and that you are not likely to have problems.
Or perhaps your home is located in an “A” or “V” zone, and your lender requires flood insurance—even if you have disclosures and a history on your house clearly showing there has been no flooding, even in the most dangerously watery times.

Or your home could have a history of flooding and could fall into virtually any zone. You may have known this when you bought your home, or it could be something that occurred—alarmingly—once you lived there.

One of the most important things any home- or landowner in southeast Louisiana should know is that we are all susceptible to flooding. The designations noted on surveys tell us about our elevation and our estimated degree of risk, but they do not negate the fact that we all live on a flood plain and in a flood zone. And, according to the advice of insurance agents, surveyors, and the U.S. Federal Emergency Management Agency, we should all carry flood insurance. There are no guarantees against flooding here, as surprised owners of flooded homes in “C,” “B,” “X,” and “D” zones can attest. More than 30 percent of all flood claims are in zones that do not require flood insurance. Most conscientious builders will concede that “C,” “B,” “X,” and “D” zones can be as flood-prone as some “A” and “V” zones.

Concerns about the risks in “A” and “V” zones often prompt builders to raise elevations above FEMA guideline levels and to pay special attention to grades and natural drainage. Conversely, homes built in “safer” zones, such as “B” and “C,” may sometimes be built without such considerations. Older homes built without the benefit of FEMA guidelines may also be at risk, whatever their flood zone.

Flood zone “A” scenarios can be interesting. I live in an “A” Zone because my 26-year-old home is relatively close to the Tchefuncte River, not because it has ever flooded or would be likely to do so. REALTOR® Peggy Phillips built a house on 12-foot piers overlooking the Tangipahoa River some 16 years ago. At times, she has been inconvenienced by rising waters, but she has never had a drop of water in her home.

In order to illustrate the importance of flood insurance, whatever your zone, Al Pappalardo of the Pappalardo Insurance Agency tells of an appreciative phone call from a client who was holding a crying baby while standing in rising water. Pappalardo had recently advised him to add flood coverage. The house, in a “C” zone, sustained $60,000 in loss; all but the $1,000 deductible was covered.

Pappalardo points out that, for the potential benefit, flood insurance is relatively inexpensive; most of the premium is for the first $50,000 of coverage. Basic pricing is set by the government, based on a standardized table. While there is a $250,000 liability cap for policies backed by the government, expanded coverage is available. For a $250,000 home with $100,000 in contents in a “B” or “C” zone, a homeowner will pay $317 a year; in an “A” zone, with a one-foot elevation, $703.

On the northshore, we enjoy ancient trees, numerous waterways, beautiful views, and the pleasures of year-round outdoor living. Being pragmatic about the risks of rising water is a small sacrifice to pay for the wonders of daily life in southeast Louisiana.

Betsy Mattox Tarkington is a regular contributor to the Northshore Living section. A northshore native and licensed REALTOR® with Coldwell Banker TEC, she can be reached at 845-2001, extension 139.