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Flood Insurance

Post Firm Elevated Building Coverage Limitations

By October 9, 2024No Comments

If you have a flood insurance policy through the National Flood Insurance Program (NFIP) it’s crucial to understand how recent changes might affect your coverage, especially if you own an elevated home or building. Let’s break down the Post-FIRM Elevated Building Coverage Limitations in simple terms.

What Changed?

As of October 1, 2021, FEMA implemented a new rating methodology called Risk Rating 2.0: Equity in Action (RR 2.0). This change impacts how insurers determine coverage limitations for elevated buildings.

What Does This Mean for You?

If you have an elevated building (a structure with its lowest floor raised above ground level) your coverage for items below the lowest elevated floor may be limited. This is particularly important if your building was constructed after the community’s first Flood Insurance Rate Map (FIRM) was issued, making it a “Post-FIRM” building.

Which Flood Zones Are Affected?

The coverage limitations apply to elevated Post-FIRM buildings located in specific flood zones, including A1-A30, AE, AH, AR, AR/A, AR/AE, AR/AH, AR/A1-A30, V1-V30, or VE. If your property is in one of these zones, pay close attention to what’s covered below your lowest elevated floor.

What’s Covered Below the Lowest Elevated Floor?

The NFIP policy does provide limited coverage for certain items below the lowest elevated floor. These include:

  1. Essential systems: Central air conditioners, electrical components, furnaces, hot water heaters, and heat pumps.

  2. Water-related items: Cisterns, water softeners, water filters, well water tanks and pumps.

  3. Structural components: Footings, foundations, posts, pilings, piers, or other foundation walls necessary to support the building.

  4. Other items: Sump pumps, fuel tanks and fuel, non-flammable insulation in basements, and clean-up costs.

If you’ve purchased personal property coverage, you’re also covered for portable air conditioning units, clothes washers and dryers, and food freezers (except walk-in types) along with their contents.

What’s Not Covered?

Generally, finished walls, floors, and ceilings in areas below the lowest elevated floor are not covered. Also, personal belongings stored in these areas may not be protected unless specifically listed in your policy.

Why is This Important?

The flood zone used to determine these coverage limitations is now based on the FIRM effective at the time of loss, not at the time of policy issuance. This means your coverage could change if your area’s flood map is updated.

What Should You Do?

  1. Review your policy: Understand what’s covered and what’s not, especially for areas below your lowest elevated floor.

  2. Stay informed: Keep track of any changes to your area’s flood maps, as these could affect your coverage.

  3. Consider additional coverage: If you have valuable items in lower areas of your elevated home, you might need additional coverage.

  4. Consult an expert: If you’re unsure about your coverage, speak with your insurance agent or a flood insurance specialist.

Remember, flood insurance is complex, and these changes are part of FEMA’s efforts to create a more equitable and risk-based insurance program. By understanding these limitations, you can better protect your property and make informed decisions about your flood insurance coverage. For more information review this flyer from Wright Flood Insurance:

Post FIRM Elevated Building Coverage Limitations

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