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| Name: |
Broke Point
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| Subject: |
Latest regarding Flood Plain
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Date:
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4/9/2009 7:00:03 PM
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Here is the latest from LMRA regarding flood insurance. After reading this, ask yourself this question: Based on my lake home's elevation above 490 (i.e., 5 ft or greater) do I really worry about a flood of my structure? If there is no likely or loss possible or probable, why do I need flood insurance? So why spend any money.
Answers please....
April 8, 2009
TO ALL LMRA MEMBERS:
SUBJECT: REVISED FLOOD PLAIN MAP FOR LAKE MARTIN
In November of 2008, FEMA, in conjunction with Alabama Office of Water Resources (OWR), published an updated flood plain map for the portion of Lake Martin in Elmore County. The updated map resulted in all property touching the water to be considered in the flood plain. Property owners in Elmore County are receiving notices from mortgage companies that flood insurance is required and they are being given 45 days to secure insurance or the mortgage company will place it for them. The mortgage companies are following recommended guidelines in verifying that properties touching the flood plain do not have residences in danger of flooding. The alternative to obtaining flood insurance is to demonstrate to FEMA by a survey of the property that no dwelling is in the flood plain. Either of these alternatives is costly to the property owner. The option of providing a survey does not afford real relief since FEMA has not set the maximum flood elevation, upon which the survey depends to establish that the dwelling is not in the flood plain. OWR has not completed the revised flood plain maps for Coosa and Tallapoosa Counties but it is likely that those property owners will receive similar notices when that mapping process is complete.
LMRA has been in the forefront of this situation and here is what we know at this time.
• It appears that OWR used outdated maps and data as a starting point in updating the Elmore County flood plain map. LMRA met with the OWR Director who acknowledged that more accurate data is now available. We requested that FEMA be notified that the recently published map is incorrect and flood plain map be revised immediately.
• LMRA representatives met in Washington DC on February 26 with Senators Shelby and Sessions and Representative Rogers about this issue. LMRA more recently requested Congressional intervention from Senators Sessions and Shelby and Representatives Rogers and Bright in letters dated March 28, 2009. Specifically, we asked that FEMA cease the action which requires mortgage companies to notify property owners of the insurance requirement until the flood plain maps can be revised using the correct data. No direct response has been received from our congressional delegation. It is possible that some Lake Martin property may not be in the flood plain, thereby rendering the requirement of flood insurance unnecessary.
• On April 1 and 2, 2009, FEMA and Senator Shelby’s office each issued press releases that stated that FEMA will award $5.8 million to Alabama to update flood insurance maps (DFIRMs) for several Alabama counties including Elmore County. Tallapoosa and Coosa Counties were not included in this award, presumably because the OWR mapping process has not been completed and can be corrected before the revised maps for those counties are published.
• OWR recently advised that more accurate information will be used to revise the flood plain map for Elmore County and these results will be completed in 2010. Alabama Power Company has provided LIDAR maps to OWR which will enable the new maps to show much tighter contours and much greater accuracy. Since it now appears that Coosa and Tallapoosa Counties are being mapped with the newer LIDAR information, property owners in these counties could expect to receive notification from mortgage companies sometime in 2009. LMRA believes the timetable for completion of the revised Elmore County map should be compressed significantly so property owners can have accurate information in addressing whether flood insurance is required for their residences.
• Local insurance companies are prepared to issue flood insurance for Lake Martin properties. We have been informed that this is less expensive than having your mortgage company force the insurance on you. Therefore, if you are required to purchase flood insurance, we recommend that you take the appropriate action before the 45 day period expires.
This is a very fluid situation and events are taking place daily that may change the outcome. We are continuing to work toward a better solution within the framework of the FEMA guidelines for all property owners on Lake Martin LMRA will keep you informed.
Lake Martin Resource Association
Charles Borden, President
Steve Forehand, Legal Officer
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| Name: |
magator2
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| Subject: |
Latest regarding Flood Plain
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Date:
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4/9/2009 11:02:21 PM
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I am sure this has been discussed at length but at what height is the top of the dam? How is it possible to need flood insurance if your house sits higher than the dam?
Thanks
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Thank you for the update.
I have been waiting on the maps to be posted and were due April 1st. If you feel that your property is not in the flood zone, but are required to prove it, then you will be required to have a surveyor shoot and fill out a flood elevation certificate. You will then have to submit this with a fee to FEMA to have the requirements dropped.
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| Name: |
roswellric
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| Subject: |
Latest regarding Flood Plain
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Date:
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4/10/2009 9:03:22 AM
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Depending on how much and where water can back up in the creeks temorarily over the 490 mark. Or at least that's FEMA's theory. I suppose they have the hydrology science to back that up.
Look.... as a wise man once said "all you have to understand is that the government wants you to buy insurance from them"
FEMA is a government insurance company. Get it?
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| Name: |
roswellric
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| Subject: |
A couple of things...
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Date:
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4/10/2009 9:20:07 AM
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1. You don't have to buy FEMA insurance if you are in the flood plain and don't have a mortgage.
2. Read your mortgage to see if the "flood" clause is in there allowing force placing. If it's an old mortgage it might not be.
3. Water can temporarily back up in the creeks over the 490 mark.
4. I'm not sure that the flood lines are not in. I was invited to see them at the courthouse by an official.
5. If you have a mortgage and get a notice you should either prove yourself innocent or buy the insurance before the 45 days goes by. Forced placed insurancee by your mortgage company can cost many times over one you can secure.
AND FINALLY
6. FEMA is a government insurance company. The government wants you to buy insurance.
Now let me say I'm not an expert, I could be wrong on these accounts and you should check it all out on your own but one thing...if you get a notice don't ignore it. It could cost you some real money.
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| Name: |
boataholic
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| Subject: |
A couple of things...
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Date:
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4/10/2009 11:56:13 AM
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So common sense (like a picture of my house sitting on the hillside 20 feet above full pool) will not be helpful here. I'm going to have to spend hundreds of dollars on a stupid survey because the government was too lazy to do one giant survey of the whole lake. One giant survey would have been cheaper for the government than the paperwork they will process from all of us filing for exemptions. I wonder if the surveyors have a lobby in Washington?
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| Name: |
roswellric
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| Subject: |
A couple of things...
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Date:
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4/10/2009 2:00:52 PM
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Certainly hundreds maybe more since the topo has to have contour lines.
I wouldn't worry until all the facts and maps are in. You might call your county to see if you can see the map. Hopefully if you are way up you won't make the list. I believe if just a corner is in the flood area though you have to get the insurance. One weird thing for me is I'm way above the water but my house through the deck and stairs is connected to the dock so therefore in bureau-logic the house is in the water. I'll have to separate the walkway somewhere by an inch or two if they notice.Your tax dollars at work ;-)
I'm wondering why they were so rushed to sell the insurance before they had the proper contour lines. I guess FEMA's insurance must still be in hoc from Katrina. Aren't you looking forward to Uncle Sam running the car business?
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| Name: |
roswellric
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| Subject: |
OOPS
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Date:
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4/11/2009 7:50:10 AM
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Before you surveyors get me.... The SURVEY has to have contour lines. (not the topo which of course has contour lines)
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