Texas Spring/Summer Thread

[Bird]

Then, perhaps, mikim might remind me of the floods in Houston a few years ago and how his house was flooded.

I remember that, but what I don't remember is whether or not he had flood insurance. When we bought our current home, nothing was said about flood insurance. In some areas, I understand mortgage companies require it, but not here. But then a fellow who used to work for the city told me this area "used to flood". The official maps just showed a "moderate" risk a few years ago. And a fellow who lives 2 houses south of us and has lived there for many years said it flooded the house south of him, but not his place. I guess drainage ditiches have been improved since then. I did notice when we moved in here that there was a flood gauge (water depth gauge) beside the street right beside the police station. That sign has since been removed. And I do think if my house ever floods, the police station will be under water.

However, I've seen stranger things happen with floods in Dallas during the years I worked there, so I bought the flood insurance, and I just renewed it. As I expected, the premium went up 12.9% this year. Now $332 for $125k coverage on the house and $50k on the contents.

 

[pacerron]

I remember that, but what I don't remember is whether or not he had flood insurance. When we bought our current home, nothing was said about flood insurance. In some areas, I understand mortgage companies require it, but not here. But then a fellow who used to work for the city told me this area "used to flood". The official maps just showed a "moderate" risk a few years ago. And a fellow who lives 2 houses south of us and has lived there for many years said it flooded the house south of him, but not his place. I guess drainage ditiches have been improved since then. I did notice when we moved in here that there was a flood gauge (water depth gauge) beside the street right beside the police station. That sign has since been removed. And I do think if my house ever floods, the police station will be under water.

However, I've seen stranger things happen with floods in Dallas during the years I worked there, so I bought the flood insurance, and I just renewed it. As I expected, the premium went up 12.9% this year. Now $332 for $125k coverage on the house and $50k on the contents.

Bird,
I think the area has to be listed as in a flood plain before the insurance companies are allowed to sell flood insurance.
If it wasn't they'd try to sell it to folks at high elevations, like me, to bring in more premium to spread the risk for those that do live
in a flood plain.
Ron

 

[foreman Etexas]

Bird,
I think the area has to be listed as in a flood plain before the insurance companies are allowed to sell flood insurance.
If it wasn't they'd try to sell it to folks at high elevations, like me, to bring in more premium to spread the risk for those that do live
in a flood plain.
Ron

Can't the toliet/tub/etc. Flood the house?

 

[pacerron]

Can't the toliet/tub/etc. Flood the house?

That's not flood insurance.

 

[Bird]

Bird,
I think the area has to be listed as in a flood plain before the insurance companies are allowed to sell flood insurance.
If it wasn't they'd try to sell it to folks at high elevations, like me, to bring in more premium to spread the risk for those that do live
in a flood plain.
Ron

Ron, I found it very difficult to get any real facts about the maps, risk level, etc. But as the FEMA website says, floods can occur anywhere it rains. So you do not have to be in an area actually listed as a flood plain to buy flood insurance. I think most insurance agents don't really care about selling it because they make so little money on such policies.

If you buy or build a house in a designated flood plain, mortgage providers would require flood insurance.

 

[Bird]

Can't the toliet/tub/etc. Flood the house?

Yes, and I've personally known of that happening to 2 homes at different times in 2 different cities. And your homeowner's insurance may or may not cover such things. If you don't know whether yours does, you might want to check your policy. But as Ron said, that's different from the kind of floods that flood insurance covers.

 

[pacerron]

Here is how to see if you are in a flood zone by address.
https://msc.fema.gov/webapp/wcs/sto..._1&title=How%20to%20Find%20Your%20Flood%20Map

 

[foreman Etexas]

Yes, and I've personally known of that happening to 2 homes at different times in 2 different cities. And your homeowner's insurance may or may not cover such things. If you don't know whether yours does, you might want to check your policy. But as Ron said, that's different from the kind of floods that flood insurance covers.

I put flood on mine,cause I figured flood meant flood,either by mother nature(not in flood area) or something like a toliet,water was water to me,may need to check further into,thanks

 

[mikim]

OK folks here's what I know .....ANYBODY can buy flood insurance. If you're not in a flood zone -- IAW current maps ---then you get to buy it cheap. - Like $200 yr. You might have a problem getting an insurance company to write the policy though cause it costs more to do the paperwork than the premiums the company will ever see out of it. I happened to have flood insurance because the previous owner had it and I just carried it over. Figured it was a good idea. If you do live in a flood zone then the people that require you to have flood insurance is your LENDER. The insurance company will then charge you according to their perceived risk. And as I mentioned - IAW current maps. Those maps are a moving target. Lets say that when you bought your house there was very little development in the area and you were NOT in a flood zone. Then after several years of development you find out you are and you're going "say what?" I've never been in a flood zone before ......well no ....but over the years as ground gets covered by concrete the parameters change. AND so does the amount of flooding that occurs. You want to say "we've been here for years and it never used to flood this bad. Weather must be screwy" hmmmm....no again.... It isn't the weather pattern that changes so drastically as it is the population and the things they do to our otherwise natural runoff etc. It's like along the coast --- hurricane damage has increased a bunch over the last 20 years ....hurricanes must be getting worse......or maybe the it's people building and building and more building in harms way. BTW --- all the preachin' I'm doing here is from my experience with my personal flood, my job with NWS, and the wife's job with title companies. Am I missing some points? no doubt.... anyone with better education and knowledge in the area is most welcome to set me straight if needed.

 

[mikim]

Jinman----Bernice picked 2 big bowls of beans out of her little patch .....I AM NOT GOING TO SHOW HER YOUR PICTURES!!.....she'd die of envy. and then she'd start taking notes with a heading "things for mike to do when he gets better"