I know that we are in the hot and dry time of the year but I have a question for you – who needs flood insurance? Answer: EVERYONE! San Saba County participates in the National Flood Insurance Program [NFIP] and EVERYONE in a participating community can buy flood insurance. In some instances, people have been told that they cannot buy flood insurance because of where they live. To clear up this and other misconceptions about Federal flood insurance, the following is a list of common myths about the Program, and the real facts behind them.

Myth 1:

You can’t buy flood insurance if you are located in a high-risk flood area.

Fact:

You can buy Federal flood insurance no matter where you live if your community belongs to the NFIP {YES WE DO!}The Program was created in 1968 to provide affordable flood insurance to people who live in areas with the greatest risk of flooding, called Special Flood Hazard Areas [SFHAs]. In fact, under the National Flood Insurance Act, lenders must require borrowers whose property is located within an SFHA to purchase flood insurance as a condition of receiving a Federally backed mortgage loan.

Myth 2:

You can’t buy flood insurance immediately before or during a flood.

Fact:

You can purchase flood coverage at any time. There is a 30-day waiting period after you’ve applied and paid the premium before the policy is effective, with the following exceptions: 1) If the initial purchase of flood insurance is in connection with the making, increasing, extending or renewing of a loan, there is no waiting period. The coverage becomes effective at the time of the loan, provided application and presentment of premium is made at or prior to loan closing. 2) If the initial purchase of flood insurance is made during the 13-month period following the effective date of a revised flood map for a community, there is a one-day waiting period. The policy does NOT cover a “loss in progress,” defined by the NFIP as a loss occurring as of 12:01 a.m. on the first day of the policy term. In addition, you cannot increase the amount of insurance coverage you have during a loss in progress.

Myth 3:

Homeowners’ insurance policies cover flooding.

Fact:

Unfortunately, many homeowners do not find out until it is too late that their homeowners’ policies do not cover flooding. Federal flood insurance protects your most valuable assets – your home and belongings.

Myth 4:

Flood insurance is only available for homeowners.

Fact:

Flood insurance is available to protect homes, condominiums, apartments and nonresidential buildings, including commercial structures. {For current rates, contact your insurance agent!}

Myth 5:

You can’t buy flood insurance if your property has been flooded.

Fact:

It doesn’t matter how many times your home, apartment or business has flooded. You are still eligible to purchase flood insurance, provided that your community is participating in the NFIP. {Repeat after me, San Saba County does participate!}

Myth 6:

Only residents in high-risk flood zones need to insure their property.

Fact:

Even if you live in an area that is not flood-prone, it’s advisable to have flood insurance. Between 25% and 30% of the NFIP’s claims come from OUTSIDE high-risk flood areas. [Check with your insurance agent about how low the cost is for being located in low-to moderate-flood risk zones!]

Myth 7:

Federal disaster assistance will pay for flood damage.

Fact:

Before a community is eligible for disaster assistance, it must be declared a FEDERAL disaster area. {Remember our flooding in 2007 that was not Federally declared!] Furthermore, if you are uninsured and receive Federal disaster assistance after a flood, you must purchase flood insurance to receive disaster relief IN THE FUTURE.

Myth 8:

Federal flood insurance can only be purchased through the NFIP directly.

Fact:

NFIP flood insurance is sold through private insurance companies and agents, and is backed by the Federal government.

Myth 9:

The NFIP does not cover flooding resulting from hurricanes or the overflow of rivers or tidal waters.

Fact:

The NFIP defines covered flooding as a general and temporary condition during which the surface of normally dry land is partially or completely inundated. Two adjacent properties or two or more acres must be affected. Flooding can be caused by…the unusual and rapid accumulation or runoff of surface waters from any source, such as heavy rainfall.

Myth 10:

Wind-driven rain is considered flooding.

Fact:

NO, IT ISN’T. Rain entering through wind-damaged windows, doors or a hole in a wall or the roof, resulting in standing water or puddles, is considered windstorm, rather than flood damage. Federal flood insurance only covers damage caused by the general condition of flooding [see definition above], typically caused during the overflow of any body of water above normal, cyclical levels. Buildings that sustain this type of damage usually have a watermark, showing how high the water has risen before it subsides.

For more information about the NFIP, ask your insurance agent or company, or call the NFIP’s toll-free number at 800-611-6123 or go to http://www.fema.gov.