They finally got around to “undating” the FEMA flood maps this year. So what happened?
First, WAY back around Christmas 2019 (yes, that’s right) FEMA proposed updating the Flood Insurance Rate Maps (FIRM’s) for Palm Beach County. Now, this was silly. First, theses maps were just updated in Oct of 2017. Even those were silly though as they based even these on data collected in 2004. And they used the same data for the new maps.
Anyway, when they were first proposed I loked at them and told the county engineer they were VERY wrong. I showed him examples in places like Frenchmans Harbour in Juno Beach which was constucted AFTER 2004. It was also silly has we have much better and much more current LiDAR data. So then cam COVID and it all stopped. Then Palm Beach County hired a firm to formalize my argument and they appealed the new maps. They lost the first round and then appealed that. But then we FEMA went to Risk Rating 2.0. This did not negate the use of the FIRM’s BUT it did limit how they are used. Basically, under Risk Rating 2.0, each property is individually rated for flood risk. Supposedly it matters not, for premium pricing, if you are a flood zone. The new FIRM’s in this area will be effective in Dec 2024. I just looked at the map for a house in North Palm Beach. The new map, eff Dec 2024, shows things like the LiMWA line on it but it also moved the area showing properties in the Special Flood Hazard Area and increased the Base Flood Elevation by 1′. Doesn’t sound like much but there are places like Paradise Port that the BFE has been raised by SEVERAL FEET.
So, what are FIRM’s now used for?
FIRM’s are still used by you lender to determine IF flood insurance is required under your mortgage. FIRM’s are used by local planning agencies like building departments for flood plain management. And, the BIG thing they are used for is to determine what rules apply to your property for things like the 50% rule. The basics of this are that IF you do renovations on your property that exceed 50% of the buildings (not land) assesed value in any given year then you MAY need to bring the property into full compliance. And full compliance may require the owner to say elevate the first floor, or provide for break away walls at the first floor. And lots of other stuff as well. If you’re buying a property in a flood zone you should speak to an engineer before doing so. Especially if you plan on remodeling and just to know in case you ever get hit by a hurricane.
