This information is designed specifically for property owners who have been told their property will be in the "Special Flood Hazard Area" under the new FEMA maps.
While the questions refer primarily to “homes,” the information is equally applicable to commercial or non-residential buildings.
- What is the Indian Creek Flood Study?
- I got a letter saying my house is in the 100-year floodplain. What does that mean?
- The letter also says something about a FEMA Flood Insurance Rate Map. What is that?
- So what should I do?
- When do the maps officially change?
- Is this new, or was I in the floodplain before?
- Why are the floodplain maps changing?
- How do I get flood insurance?
- How much will it cost?
- What happens if I wait longer to get insurance?
- What other impact does being in the "Special Flood Hazard Area" have on my property?
- Can anything be done to fix the flooding?
- I think the floodplain maps are wrong. How can I get them changed?
- Who do I call with more questions?
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What is the Indian Creek Flood Study?
The Indian Creek Flood Study is a major review of flooding along Indian Creek and its tributaries. We are using it to accurately inform people of their flood risk. FEMA also will be using it to update their Flood Insurance Rate Maps.
This study, one of eight conducted county-wide, was a collaborative effort between Johnson County and the cities of Overland Park, Olathe, Leawood, Lenexa and Prairie Village.
I got a letter saying my house is in the 100-year floodplain. What does that mean?
It means that your house is at risk of being flooded during heavy or extreme storms. Your risk has been estimated at greater than 1 percent in any given year. In other words, your odds of flooding next year are greater than 1 in 100.
The “100-year floodplain” is a map of land that has a known annual flood risk exceeding 1 percent.
The letter also says something about a FEMA Flood Insurance Rate Map. What’s that?
FEMA, an agency of the federal government, publishes maps that show an estimate of the 100-year floodplain on larger rivers and streams. Those maps are called the “Flood Insurance Rate Maps” and are used for a variety of purposes, including setting flood insurance premium rates. The maps also are used by the cities to regulate building in the floodplain.
The Flood Insurance Rate Maps only show the floodplains of larger rivers and streams, which are designated on the map as the “Special Flood Hazard Area."
First, you should attend the open house on Tuesday, Oct. 24 to learn more about the maps and the study.
If you are unable to attend, please feel free to contact us directly.
You also should research and consider buying flood insurance - your mortgage lender likely will require it once the new maps are made official.
When do the maps officially change?
New Flood Insurance Rate Maps are pending final FEMA approval. We do not know the planned release date of the final maps, but we do not expect it until early 2009.
Until the new maps are officially released, the previous FEMA maps remain in effect.
Is this new, or was I in the floodplain before?
Previous floodplain maps were published in 1977 and 1991 and each showed considerable flooding along Indian Creek. For many of you, this new study only confirms what those older maps showed. Property owners are sometimes unaware of their floodplain status. There are some properties, though, that are being shown in the floodplain for the first time.
Why are the floodplain maps changing?
The current FEMA maps are based on studies that are almost 20 years old. Experience over those years, including the flood of October 1998, convinced us that more accurate maps were needed. New technologies and 20 years of data allow us to make better flood predictions.
Flood insurance is provided by the National Flood Insurance Program (NFIP), a federal agency. It is sold by most insurance companies. Your local agent can help you get coverage. You specifically should ask for flood insurance since nearly all standard home owner policies exclude flood damage. You also should review the limits and exclusions of the policy carefully with your agent.
For more information on NFIP, visit www.floodsmart.gov.
The best insurance rates are generally for homes outside the Special Flood Hazard Area. However, there is a “grandfather” provision that can help. If you have a flood insurance policy in effect when the maps change, you are allowed to keep your previous flood rating category, provided that you then maintain continuous coverage.
The specific type of policy you carry may change somewhat, and there may be some increase in fee – but you will at least lock-in the most favorable situation possible.
So, if you have insurance now, keep it. If you don't, we strongly recommend you get a policy in place soon.
What happens if I wait longer to get insurance?
If you don’t have insurance in place when the maps change, your best available rating depends on the details of your building’s construction.
Flood Insurance Rate maps were first published for Overland Park and Leawood on Sept. 30, 1977. For Olathe, the first maps were first published November 15, 1978. If your home was built before that date, you would be rated in what’s called the “Pre-FIRM” category.
If your house was built after this date, you may be able to grandfather into the home’s original insurance category. You would have to verify that the house was built in compliance with the map in effect at that time, and that it hasn’t been altered in any way that makes it less flood-worthy. Some other requirements also may apply. The city may have data on file that can assist you.
If there are problems with this verification, though, the repercussions could be costly. It would be best to have your insurance in place before the maps change.
What other impact does being in the "Special Flood Hazard Area" have on my property?
If your home is ever substantially damaged, you would be required to elevate it when rebuilding. This applies to damage from all causes, not just flooding. You also would have to elevate the home before making any substantial improvements (additions, remodel, etc).
Substantial in both cases means work that would cost more than 50 percent of the home’s market value just prior to the damage or improvement. These restrictions are required by the federal government. Contact us directly for details.
Can anything be done to fix the flooding?
In some cases, flood control projects are realistic. Unfortunately, in many cases they are not. Please contact the city for the status of any potential projects in your neighborhood.
I think the floodplain maps are wrong. How can I get them changed?
The time period for formal appeals ended in February, 2008.
If you think there is a technical problem, please contact your city representative to discuss.
Who do I call with more questions?
- If you'd like more information on the study or your property, please contact Bill Heatherman, stormwater engineer, 913/895-6050.