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Name:	Maverick -	Reply
Subject:	FEMA Delays Flood Maps
Date:	4/29/2009 10:34:27 PM

The Federal Emergency Management Agency had planned to release their preliminary flood insurance rate maps for the two Lake Martin area counties this month but instead have delayed their release until late August.

The maps have been laced with controversy in recent months. When they were released for Elmore County in November, they raised questions about which homes were in the floodplains causing lenders to force several long-time homeowners to pay for flood insurance for the first time. Now, using more advanced technology provided by Alabama Power Company, officials will re-develop maps for Elmore County and develop maps for both Tallapoosa and Coosa Counties leaving some with the hope that the new maps will resolve the controversy.

URL: FEMA Delays Flood Maps

Name:	Little Talisi -	Reply
Subject:	FEMA Delays Flood Maps
Date:	4/30/2009 8:57:49 AM

The problem will still exist if you receive a letter from your mortgage company that you have to get flood insurance or they will get it for you. They are then allowed to charge you a fee (WAMU states up to 15%) for doing this for you. The delay of the maps does not mean anything to your mortgage company. Site surveys in Elmore county are cosing $400 and then you have to submit your request to FEMA for removal from the flood zone. This process takes 30 - 60 days. All during this time you have to provide proof of flood insurance to your mmortgage company. Some of the companys allow different deductibles so read the letter from your mortgage company carefully. They also tell you that it is not strictly the amount of the mortgage but the higher of 80% of replacement value of your home or your mortgage.

Name:	pcs1900 -	Reply
Subject:	FEMA Delays Flood Maps
Date:	4/30/2009 4:45:12 PM

An agency of the federal government is getting more accurate topo maps from APCO seems remarkably strange to me.

Name:	realfast -	Reply
Subject:	FEMA Delays Flood Maps
Date:	4/30/2009 8:13:12 PM

This really gets my blood boiling. First who decided that tallapoosa county needed to participate in the federal flood program? secondly the cost of insurance for only 250,000$ of coverage. mine is 6,000$ a year! Home owners in alex city off the lake are getting their letters this week. one friend has morgage closing fri. his bill is 2300.00$. a friend just called from lake harris and said his letter came today saying he had 45 days to get coverage. When the county commission spends my tax dollars that i have already paid that is something i have to live with.But when they sign into law something that is going to take more money out of my billfold i think it sould go to a vote of the people. once a county starts to participate in the flood program they can not stop participating.

Name:	realfast -	Reply
Subject:	FEMA Delays Flood Maps
Date:	4/30/2009 8:16:07 PM

If you go to the FEMA web site and pull up loma or lomc read down the page where it says Your financial instution may still require you to obtain flood ins. even with the loma!

Name:	Mack -	Reply
Subject:	Relax, dude..
Date:	4/30/2009 8:33:39 PM

Your Federal Government is here to help you. Didn't you know that?? Local government too. Grab the Vaseline.
FEMA is reacting to Katrina losses, and Insurance Companies are very nearly backrupt.
Leverage the mortgage companies for damages to the property, and send out the premiums.
No Problem.

Name:	realfast -	Reply
Subject:	Relax, dude..
Date:	4/30/2009 8:36:08 PM

I am still trying to find out when the last real flood was! A great example of passing legislation with out research!!

Name:	Mack -	Reply
Subject:	Get Real!!!
Date:	4/30/2009 8:54:17 PM

This lake has NEVER FLOODED. NEVER EVER!! And, it is not going to happen.
This Flood Plain Survey is purely political BS propogated by financial losses by Insurance Companies after Katrina, because they had to pay OUT, rather than collect, IN. And, supported by a U.S Government Agency,,, FEMA.
Good luck. And, get rid of your mortgage ASAP.

Name:	Osms -	Reply
Subject:	realfast...
Date:	4/30/2009 9:36:55 PM

Tallapoosa County has participated in the Nat. Flood Ins. program for years. The problem lies in the Alabama Office of Water Resources, a division of ADECA, used old maps to update the FEMA flood data. The maps used were 18-20 years old and have low resolution contour lines, which triggered mortgage companies to require flood insurance on all "conforming" (Freddie and Fanny) loans. Unfortunately, mortgage companies have utilized some service companies to do their dirty work and these companies must see an opportunity for a quick profit, by quoting and selling commercial flood insurance at rates several times the amount FEMA charges. The following is suggested:

1. Do not disregard the letter--you could be billed for the high premium, if you do not respond within the allotted time.

2. You can file an exemption with FEMA to be removed from the flood area if your house is above the base flood elevation. Part of this filing includes an elevation survey that must be completed by an engineer at a cost of $300-500.

3. If you run out of time allowed by the letter--buy FEMA flood insurance, not the commercial insurance indicated in the letter.
$250K is the max from FEMA and you should be able to buy that for $300-400/yr. If you win approval of the exemption from FEMA, then FEMA will pay your premium back to you in the first year. Commercial insurance will not refund.

4. Call your state office for advice or to complain--they need to hear that their citizens are upset. The Alabama Flood Insurance Director's phone number is 334-353-0853. You might consider writing the Governor or the Director of ADECA.

FEMA information is available at the website below.

URL: FEMA Flood Insurance Info

Name:	John C -	Reply
Subject:	one of the most interesting
Date:	5/1/2009 11:05:05 AM

things I got from the FEMA meeting with Lake realtors was that FEMA gets no money from the fed government, only gets money FROM FLOOD INSURANCE PREMIUMS. So is it a surprise when they need more money, after wasting billions on Katrina et al, that they would increase the amount of people that are required to get flood insurance?

The funny thing to me was when this fact was revealed, it was done in a tone of "you guys should feel sorry for us." After that, everything said at the meeting was being translated in my brain as "yadda yadda yadda."

Name:	Osms -	Reply
Subject:	one of the most interesting
Date:	5/1/2009 2:35:34 PM

FEMA may not get money from Uncle Sugar to administer the program, but they sure are underwritten by the gov.

Since the realtor's meeting we have learned that our own state OWR office is at least partially responsible for the screw up. It's a shame that we're in this situation, but, to me, it's unforgivable that the state hasn't taken a more active roll in helping advise homeowners on how to combat FEMA and the mortgage companies.

Based on the posts above, it looks like the onslaught in Tallapoosa County has begun, even though OWR said that the maps would not be released until late summer.

Name:	Mack -	Reply
Subject:	One more tidbit...
Date:	5/1/2009 4:24:26 PM

After getting hit by back-to-back hurricanes in Tampa several years ago, insurance companies writing Homeowner policies suddenly required Flood Insurance, MORTGAGR OR NOT.. You could not get a HO policy unless you paid for flood. Backed to the hilt by Fla. Insurance Commission.

Name:	realfast -	Reply
Subject:	One more tidbit...
Date:	5/2/2009 8:31:47 AM

tallapoosa county did not participate in the flood ins. program till 12/13/2004 that is when all the comm. signed on to the program. Another big mess up of our elected officials! especially since we can no never be removed from it. Since 250,000 dollars is the max amount of flood ins. one can buy wonder what will happen to lake home values?

Name:	realfast -	Reply
Subject:	One more tidbit...
Date:	5/2/2009 8:42:47 AM

i have a friend that will be closing on his house next fri. included in his closing will be a 2300.00 dollar flood ins. prem. his house by the way in in cross creek sub. off of hwy 22, this flood ins is not just on the lake as many think! another big goof up of our elected officials.

Name:	Osms -	Reply
Subject:	One more tidbit...
Date:	5/2/2009 9:02:47 AM

While I can't speak to the particulars of your friend's case, his property may front on a creek or it may be located in a flood prone area away from the lake. Low areas away from the lake are more susceptible to flooding during heavy rains than homes fronting on the lake.

Suggest two actions for your friend. 1. Buy FEMA flood insurance, not commercial. He can buy FEMA ins from State Farm, Allstate, or most other agents--don't let him get ripped off.

2. He must have an elevation survey done to get FEMA ins and he can then file for an exemption and if eligible, he can get his premium back from FEMA, but he won't be able to get a refund if the closing agent sells him commercial ins.

The county probably joined the FEMA NFIP after the floods at Wadley in 2003. Don't be against flood insurance, it is needed in many cases. It's just not needed for most folks on the Lake Martin. By joining the FEMA NFIP, the county made low cost FEMA insurance available to its citizens. Education about the program has been lacking.

Name:	realfast -	Reply
Subject:	One more tidbit...
Date:	5/2/2009 5:37:49 PM

with all due respect i totally dissagree with you. being a life long resident here i challange you and others to tell me one flood we have had .the wadley flood is not considered a flood the malone bridge north of wadley did not go under the germany ferry bridge below wadley didnot go under. my family ran the ford dealership in wadley since the first quarter century of the 1900's. for the past 26+ yrs i have worked with elevations in the nine surrounding counties iknow which major roads have been flooded. any problem roads have been fixed 20-15 years ago. i also suggest you find out where cross creek sub division is along with parish hills, jones village. also go on the fema site andpull up the flood map especially the one from north/south central ave. (AC post office) west along washinton street south west to elkahatchee creek! And also several of us would like to talk to you about this cheap ins. you speak of. don't go by hear say do the work and get back with me.

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