Metcalf Law Office

I would like to be able to provide the answer to what ever question regarding our current process of redefining the FEMA Flood Mapping system brought you here.  But there are as many questions as there are individuals effected by the process so that just isn’t going to happen.  I may be able to address a few common questions and misconceptions.  Here goes:

IF a flood zone is touching my property must I buy Flood Insurance?

NO but if your house or other building is in the flood zone you may be required to purchase flood insurance to fully protect the structure or contents.

No matter what the maps say my house is high, really high, must I buy Flood Insurance?

Yes, but there is a process to get your house out of the flood zone basically by proving how high it is.  You will need to jump through the hoops.

Isn’t this just a bunch of BS to raise more money because FEMA lost so much on those big disasters?

No, it really isn’t.  This is part of an ongoing project to improve the accuracy of the Flood Mapping System.  The problem is we are getting better and better data.  It is at least my understanding the contractor froze the data input to get the maps done.  Now they need to go through a cycle of improving the data.  Iowa is  in the process of getting state wide topo maps with a two foot gradient.  FEMA’s contractor is still using 10 and in some case 20 foot gradient maps to determine the flood zones.  Obviously if a change in elevation of 9 feet is considered “flat”  there is a lot of room for flooding.

Who should I contact regarding my concerns at this time?

Rural residents should contact the Woodbury County Planning and Zoning Office.  Residents of an incorporated area (towns and cities) should contact the mayor’s office or city clerk.

How can tell if my property is in the flood plain?

Use this link http://beacon.schneidercorp.com/Application.aspx?AppID=10&LayerID=108&PageTypeID=2&PageID=204 to reach the county assessor page with the address selection criteria.  Enter your address.  On the next page click the “MAP” tab which should display your neighborhood.  Finally on the far left you will see a tab to select FEMA Proposed Flood Map.  Click on the box and the new flood zone if any will appear.  You might also want to click on the photo overlay to see where your building site or house is relative to the zone.