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1. FEMA is asking my insurance agent for documentation regarding my flood zone. Why and how do I respond?

The City’s flood maps were last updated on October 16, 2012. Whenever they are updated, the National Flood Insurance Program must verify the flood zone for each insurance policy prior to its annual renewal date. The cost of the insurance policy is determined by the flood zone where the home is located and the height of the home above a set elevation.

The City’s Floodplain Manager can provide the needed documentation to your insurance agent. Email a copy of the letter you received from the NFIP or FEMA to WJLoy@menlopark.org, or call 650-330-6740.

2. Why do I have to pay flood insurance if my property has never been flooded?

Because your property is included on a map that shows it is at risk of flooding. Homes in flood zones that have been paid for with federally-backed mortgages are required to carry flood insurance

In the early 1970s the City of Menlo Park followed FEMAs procedure to develop a map showing where floods were most likely to occur. The maps were based on historic records of rainfall, tides and volume of water flowing down local creeks. The maps have been updated five times since then and are due to be updated again in 2017.

The National Flood Insurance Program, through your homeowners’ insurance company, uses these maps to decide who needs flood insurance and how much it should cost.

3. How can I reduce the cost of my flood insurance?

If your home is built high enough you can ask FEMA to remove it from the flood zone. Or if your home qualifies, you can get a lower insurance rate by “grandfathering in.”

4. How can I get my property out of the flood zone?

If your house is built high enough you can apply to FEMA for a Letter of Map Amendment (LOMA). A licensed surveyor must sign and stamp part of the application. For more information visit www.fema.gov. Search for “apply for LOMA.” FEMA is likely to grant a LOMA if the lowest adjacent ground elevation next to your house is at or above BFE.

5. What is a Base Flood?

This is a flood having a 1% chance of occurring or being exceeded in any given year (formerly referred to as the 100-year flood).

6. What is the Base Flood Elevation (BFE)?

The Base Flood Elevation (BFE) is the height of the water, in feet above sea level that has a 1% chance of occurring or being exceeded in any given year. The BFEs are shown on the Flood Insurance Rate Maps (FIRMs) and are used to determine the cost of flood insurance.

7. Does my home qualify for a grandfather flood insurance policy?

If the following conditions are met, a home may qualify for flood insurance based on lower rates:

a. You moved into your home and purchased your flood insurance policy before April 4, 1999
b. Before April 4, 1999 your lot was not in a special flood hazard area. After April 4, 1999 your lot was inside a special flood hazard area.
c. You have carried flood insurance continuously since you first obtained it.

8. What is a Special Flood Hazard Area (SFHA)?

The SFHA is defined as an area of land that would be inundated by a flood having a 1% chance of occurring or being exceeded in any given year (formerly referred to as the 100-year flood). The 1% standard was chosen by FEMA to determine flood risk and flood insurance rates.

There are several categories of SFHA. They include A, AE, AO, A99, V and VE. Each has a different flood insurance cost associated with it.

Homes in SFHAs that have been paid for with federally-backed mortgages are required to carry flood insurance.

9. Will FEMA grant a LOMA for a detached garage if the garage floor is below the BFE but the building is wet-flood proofed?

No. A building will only be removed from the flood zone if the floor and lowest adjacent grade are at or above the BFE.

10. Where can I obtain a copy of the Flood Insurance Rate Map (FIRM)?

FIRMs are in digital format on the FEMA website at www.fema.gov. Search for “How to Find Your Flood Map.”

11. Who do I call if I have more questions about flood insurance?

Call your local insurance agent.
Or call the National Flood Insurance Hotline at 1-800-427-4661
Or visit www.fema.gov/nfip.