My property being confiscated by the feds

[beppington]

Back before we built I wanted elevations but at least the surveyor that we used said he could not make a determination based on elevations because there are no "base elevations" in the area. I took this to mean that although he might be able to establish that house pad is 670, there is no elevation for the flood plain. Maybe technology has improved and I try this approach again

He might've actually been referring to terrain elevation benchmarks. My property happens to have a couple of them along my roadside property line, so it was fairly handy for the surveyor to go off either of those benchmarks to determine the ground elevation at that stake I mentioned I set. Those BM locations & elevations were determined by the local water management district many years ago.

When I built the house there was no question in my mind that it was above the flood plain. And we raised it up some more. But whereas the old maps had about 10 of my 24 acres in the flood plain, the new map has probably 22 in the plain! Its like they raised it up several feet, so I can't be sure if it is now up to my house or not. The new map has my house totally inundated. I might understand if this were a major river, but its just a seasonal creek that begins only about 6 miles upstream.

Well, if somebody didn't know better about my property, they could easily not know it has flood potential: Right now the entire 60 acres is bone dry ... yet ~59 acres of it is in the FEMA flood plain. Oh, & about 50 acres of it has been designated wetlands.

 

[teg]

...I might understand if this were a major river, but its just a seasonal creek that begins only about 6 miles upstream.

What is down stream? Big creeks backing up *might be* some of it...

 

[lockhaven]

All the actual facts and figures do not come into play. And if you do not have enough money to contribute to your elected officials campaign funds they will not help. All federal agencies are overloaded with flunkies and crooks. The firm that did the "survey" did nothing but collect an inflated pay check because they did contribute. FEMA is a joke and a total waste. The core of engineers have caused more problems then they have ever fixed. Bottom line is people that are victims of this type of legislation are just that victims. Unless you are able to pay the premium you must leave. Another thought how many other landowners were included in this takeover. It could be that a well connected developer or government agent wants the property. After they acquire it the map will be changed. That is the way of the federal government.

 

[jonyyuma]

My understanding is that some new beach property has to be 15 feet higher. The older standards were 8 feet ,then 12 feet?It was silly to only raise homes in the ninth district of N.O. to 3 foot higher?Did they not see it over the roofs of the old homes, after Katrina.? Insurance is really a bad joke, we keep getting increases here on earthquakes? Last one formed Reelfoot lake in 1800's?

 

[jonyyuma]

Regular consumer GPS is not very accurate for altitude.

Regarding the flood re-categorization issue here's a San Francisco Bay Area TV story 7 On Your Side flood insurance investigation leads to bill with changes | abc7news.com which may be interesting.

I agree, but it gave me a benchmark, especially sense it is a Marine grade Gps.. the flood here stopped at about 47 feet in Memphis, and I figured it would be at least 60 feet over them, before I need to worry. The Miss. River really did spread out here...Hence , I do not buy Flood coverage?Nearly every other type I do have....It still is interesting when traveling to take readings with gps?

 

[Alan L.]

What is down stream? Big creeks backing up *might be* some of it...

Downstream is a large corp of engineers lake. Water has been over the spillway with no affect on me.

 

[beppington]

Downstream is a large corp of engineers lake. Water has been over the spillway with no affect on me.

Well, the govt can of course change things, upstream or other, such that you're now at greater risk of flood ... for example the blowing up of the Birds Point levee on the Mississippi River on the other side of the river from Cairo, IL ... of course them doing that & then demanding you pay more $ would infuriate me.

 

[tallyho8]

I am no expert on flood zones but my property has 2 different zones on it. My house is built in zone X and there is a gradual drop on my property so that about 2000' behind my house my property is rated zone AE.

I have attached a defunct plan for a subdivision next to my property showing where the flood zone changes in the middle of the property. The high side is Flood Zone "X" and the Base Flood Elevation is N/A (not applicable). The low side is Flood Zone "AE" and the Base Flood Elevation is 5'.

My surveyor explained it to me that the homes built in Zone AE would have to have the slabs 5' higher than the homes in Zone X which might be right next door where the ground is only 1" higher. He did not make it clear to me whether they could build up the ground in Zone AE and get it re-rated to Zone X.

 

[beppington]

My surveyor explained it to me that the homes built in Zone AE would have to have the slabs 5' higher than the homes in Zone X which might be right next door where the ground is only 1" higher.

Wow, makes perfect sense :confused2:

 

[tallyho8]

This is an article from our area about the new FEMA flood zone maps. Mandeville residents look to get flood insurance relief under new FEMA maps | NOLA.com It mentions how your rates will not rise if you have flood insurance when the new rates come out even if your property gets a lower rating.

So if new maps will be coming out soon in your area and you think they will lower your rating then hurry and get flood insurance now so they can't raise your rates when it changes.