FEMA Map Updates Become Active May 2010

Do you know if your property is located within a special flood hazard area?  The following text compiled from the fema website has been authored to help you find out.  This information is important to residents and businesses with mortgages from federally regulated or insured lenders!  Did you know all such properties in high-risk flood areas can be required by a lender to have flood insurance?  And, while flood insurance is not federally required if you live in a moderate-to-low risk flood area, it is still available and strongly recommended.

The Federal Emergency Management Association (FEMA) has completed the final step  in the process to update the Special Flood Hazard Area (SFHA) maps for all communities in St. Clair County.  These maps are used to determine your rate classification for flood insurance.  The adoption period has begun and is intended to allow communities time to amend their ordinances and provide for map distribution. FEMA reports the new maps will become effective on May 3,  2010.  The minimum community requirements are available by clicking on the following link: 44 CFR 60.3

Homeowners who proactively identify a change in their insurance requirements will benefit by purchasing insurance before May 3, 2010.  Until that date, flood insurance rates are based upon the "old" maps.  As long as your community continues to participate in this program, the reduced rates will remain in effect for your policy.  Reportedly, if insurance is purchased and not required; a rebate may be available for the period of one year.

An example flood insurance policy for a $125,000 home and contents may realize a  policy premium increase from  $277 to $1,400 per year depending  on the determination of this special hazard area.  Also, community actions will impact your ability to obtain a policy or reduce the base rates.  Communities who exceed the basic recommendations may qualify residents for cooperative discounts up to 45%

The timeframe for public comment and submitting scientific evidence to dispute the proposed map changes has passed. FEMA and their consultants have reviewed your submitted information and refined the maps for each St. Clair County community. Now the maps are finalized and ready for community adoption. During the adoption period, residents are encouraged to review both the preliminary and current maps:  policy rates are calculated based upon the current maps; the preliminary maps will only be considered current after May 3, 2010. If your structure was not in the current flood area but happens to be within the newly drafted area, a policy purchased within the adoption period should cost less. Waiting to receive notice from your lender may result in missing the opportunity to lock in the reduced rate.

Although official maps can be viewed at your community hall, resources to assist our residents have been created by your County Metropolitan Planning Commission.  During the process, we created  PDF maps to help inform our residents and local officials.  For advanced users with Microsoft Silverlight, the identify tool on a new interactive Parcel Viewer website has been enhanced to provide a plain text determination of the flood maps.  The identify tool operates by reporting a determination at the exact point selected.  If the tool reports flood insurance may be at the option of your mortgage lender; the mapped flood area is in close proximity to your inquiry location.  We recommend using the identify tool to check around the corners of buildings located on such parcels. For questions related to the functionality of the website, pleace contact our Information Technology Department. 

For additional reference information on current programs:

Notice of map change from FEMA

www.floodsmart.gov/ or hazards.fema.gov

Microsoft Sliverlight is required to view the new parcel maps

Previously created PDF maps

Each local city, village or township must take action:

A letter of final determination has been sent to our local community offices.  A Community Resource Page has been authored which may help with section 60.3.

Elevation Certificate instructions

   (This certificate may help you negotiate a need for insurance with your lender)

   (This certificate may be required in your community if building near a flood zone)

Several communities were collecting public comments:

Your municipality may have elected to challenge the proposed elevation change and adjustments.  To challenge the proposed elevation change, each community was required to gather significant "scientific" and/or "technical" data.  Any documentation or claims without such evidence was considered as public comment. 

Several community leaders solicited public comments and have worked with State 81^st District House Representative, Phil Pavlov to author a sample letter.  While this letter contains language for residents adjacent to the Great Lakes; those who are not along Lake Huron, the St. Clair River and Lake St. Clair may have found the language helpful.  To view the letter: Click Here