Florida Flood Zone Explained

Flooding is the number one natural disaster in the United States. A recent study has found that 15 million US homes are at risk of flooding – 70% more than previously thought. However, this figure did not come as a surprise to everyone.

Home insurance companies exclude flood damage in their policies because the costs associated with flooding can be exorbitant and the impact so substantial. Plus, flooding can occur anywhere. Even if you do not live in a “high-risk” area with tropical weather conditions and large bodies of water, your home could still be at risk.

Florida’s reaction to frequent flooding

The Federal Emergency Management Association (FEMA) which manages the National Flood Insurance Plan (NFIP) has developed Flood Insurance Rate Map(s) (FIRM). These maps help communicate expected flood risk/exposure in Florida as well as other states. Aside from knowing which areas are most likely to flood in the state, a valuable takeaway from this mapping campaign is that FEMA believes that all properties in Florida are a flood risk – at least at some level of likelihood. In short, every property in Florida is in a flood zone. The FEMA mapping categorizes different areas of the state as either low, moderate, or high risk. It is best to talk to your real estate agent or independent insurance agent to determine which flood zone your property is in. Or you can search online for the Flood Insurance Rate Map for your area.  Regardless, when reviewing the map, the breakdown of the various Florida flood zones is as follows as outlined on the FEMA website (data as last updated July 8 2020):

Flood Zones

Flood hazard areas identified on the Flood Insurance Rate Map are identified as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood. SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2-percent-annual-chance (or 500-year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annual-chance flood, are labeled Zone C or Zone X (unshaded). Glossary Section NFIP – National Flood Insurance Program Last updated July 8, 2020

For properties that are not in a Special Flood Hazard Area as defined above, we do still recommend that a property owner consider purchasing flood insurance. Approximately 20% of the flood claims through the National Flood Insurance Program occur in areas that are considered lower risk that Special Flood Hazard Areas.

For Special Flood Hazard Areas: The considerable incident rate of flooding in Special Flood Hazard Areas makes flood insurance often required by mortgage lenders.  Properties within flood zones A, AE, A1-A30, AH, AO have a 1% chance of annual flooding and a 26% chance of flooding over 30 years.

Properties within flood zone AR have an increased temporary risk due to the construction or restoration of a nearby levee or a dam.

Properties within zone A99 have a 1% chance of annual flooding. These properties are protected by a levee or dam where construction has reached specified legal requirements.

High-Risk Zones

Zones V, VE, and V1-V30 are coastal areas with a 1% or greater chance of flooding annually and a 26% chance of flooding over 30 years. The additional risk of storm surge or wave wash differentiates these zones from the other Special Flood Hazard Areas.

If you are a homeowner living within a zone containing the letter A or V and have a federally backed loan, then you will be required to purchase flood insurance as a condition of that loan.

What effect do these zones have on Florida residents and properties?

Real estate 

One reason behind the production of FIRM was to provide homeowners (or building owners) with a perspective on how likely their property is to flood. Not only does this influence housing prices, but it also educates homeowners and helps them to make informed decisions on where to live related to the flood risk.

Insurance

Insurance rates can vary according to each zone as well as your property’s elevation in relation to the base flood elevation (BFE) for your area on the Flood Insurance Rate Map. Policy premiums reflect the risk of each zone and each properties elevation – the higher the statistical chance of flooding per FEMA analysis, the higher the flood insurance premium will be.

While researching your home’s location within flood zones can be daunting, it is an important consideration if you reside in or plan on moving to Florida. The good news is that The National Flood Insurance Program has a very standardized process for determining your flood risk and thus premium for flood insurance. The best way to get more information on your flood risk is to ask a licensed agent in our office. We can assist you with assessing your flood insurance needs and provide you with some options – both through the National Flood Insurance Program and private flood insurance companies.

Get A Flood Insurance Proposal Today

Our licensed staff is ready to help you get multiple flood insurance options. A lot of flood coverage is through the National Flood Insurance Program, but not all. Private flood insurance is becoming more common and there are some potentially very beneficial benefits to private flood versus the NFIP. We are happy to help you find the right coverage at the right price. Give us a call today.

The above description provides a brief overview of the terms and phrases used within the insurance industry. These definitions are not applicable in all states or for all insurance and financial products. This is not an insurance contract. Other terms, conditions and exclusions apply. Please read your official policy for full details about coverages. These definitions do not alter or modify the terms of any insurance contract. If there is any conflict between these definitions and the provisions of the applicable insurance policy, the terms of the policy control.