Many CNY homeowners assume flooding isn't something they need to worry about. You don't live near the coast. You've never seen water rise in your neighborhood. You may have even checked the FEMA flood maps and confirmed your property sits outside the Special Flood Hazard Area. That combination of factors makes it easy to feel confident — until a storm rolls through and the water has nowhere to go.
At the Horan insurance agency, we work with CNY residents to explore flood insurance options through both the National Flood Insurance Program (NFIP) and private insurers. That gives us a range of options and price points to discuss with you.
According to FEMA, every property in the United States carries some level of flood risk — regardless of zone designation. In this article, we'll explain why flood insurance still matters even if you're not in a high-risk flood zone, how FEMA determines those zones in our region, and what the 30-day waiting period means for your timing.
Why Flood Insurance Is a Smart Option Even If You’re Not in a Risky Flood Zone
FEMA’s flood maps focus on the areas that are most likely or somewhat likely to experience flooding. Most likely means there is a 1% chance of flooding in any given year. Somewhat likely means there is a 0.2% chance of flooding in any given year. These areas are the 100-year floodplain and 500-year floodplain.
Homes with a high risk of flooding must have flood insurance if they have a mortgage. In areas with a lower or moderate risk of flooding, flood insurance becomes optional. But homeowners are wise to buy a policy.
A large percentage of homes in New York and across America flood each year. That’s despite being outside the 100-year and 500-year FEMA floodplains. In fact, a Route Fifty article suggests the high cost of creating the maps affects their accuracy. So, FEMA maps underestimate the flood risk of millions of homeowners.
Our area experiences severe flooding as well. Parts of CNY flooded in August 2023 due to heavy rain. Several local fire departments responded to calls about water-covered roads and flooded basements. The Moyers Corners Fire Department posted an alert on social media. They warned people about the high water levels and flooding issues. These were happening in the Town of Clay.
When flooding like this occurs, people have to evacuate their homes. This is because water levels can rise to their knees in a moment. Those who have no flood insurance must pay thousands of dollars for the damage out of pocket.
That means hiring a professional company to pump out water and dry out your basement. These floodwaters destroy flooring, carpets, furnaces, walls, furniture, and valued personal items. Lawnmowers, snowblowers, and other pricey household equipment could be underwater.
People in CNY experience this when floodwaters invade their garages. You can end up paying over $10,000 for the cleanup and restoration.
Among natural disasters, floods are the most common in the United States. They cost U.S. taxpayers billions of dollars in damage each year. They can happen anywhere, anytime, and often without warning. Even if you live outside a designated flood zone, flood insurance still matters. Here are a few reasons why:
- Flood zones are not foolproof. Flood zones show how often an area may flood. They use old data and math models. These may not match the current or future situation of your area. Many things can change flood zones over time. For example, climate change, land development, erosion, and new flood control measures. You may face flooding even if you live in a low or moderate-risk zone. These zones are Zone B, C, or X on the FEMA flood maps. In fact, more than 25% of flood claims nationwide come from these zones.
- Homeowners insurance does not cover flooding. Many people think that their homeowners insurance will pay for flood damage. But that is wrong. Homeowners insurance usually pays for water damage from inside your house. For example, a broken pipe or a leaky roof. But it doesn’t pay for water damage from outside your house. For example, rivers that overflow or storms that surge. The only way to cover your house and belongings against flood damage is to buy a separate flood insurance policy. You can buy it from a private insurer or an insurance agent who has access to the NFIP.
- Flood insurance is affordable and available. You can buy federal flood insurance if you live in a community that joins the NFIP. It doesn’t matter where you live or what your flood risk is. The price of flood insurance depends on many things. For example, the location, elevation, construction, and coverage of your property. People who live in high-risk flood zones usually pay more for flood insurance. They might pay roughly $3,000 per year. But people who live in low-risk flood zones often pay less for flood insurance.
- Flood insurance can help you to a full and fast recovery. Floods can cause devastating losses to your home. It can also ruin your clothing, furniture, appliances, artwork, and other belongings. Without flood insurance, you may have to pay for the repairs or replacements out of pocket. Depending on the extent of the damage, this could cost you thousands or even tens of thousands of dollars. Flood insurance can cover up to $250,000 for the structure of your home and up to $100,000 for your personal property. It can also pay for temporary living expenses if you have to move while your home is being repaired or rebuilt. A flood policy can help you get back on your feet sooner and with less financial stress.
For these reasons, flood insurance is a smart investment. It's also vital coverage for your home and family. You may not be in a flood zone. But with an inexpensive policy, you could make a not-so-great situation a lot better.
How FEMA Determines Flood Zones in Central New York
Flood zones are areas that have a certain level of risk of flooding. Historical data, hydrologic and hydraulic analysis, and coastal engineering factored these risks. Then the Federal Emergency Management Agency (FEMA) produced Flood Insurance Rate Maps (FIRMs). These maps show the flood zones for different areas of the country. This includes the Central New York region.
These maps show the areas that are prone to flooding and the level of risk for each area. They assist you in determining if you need flood insurance. They also tell you the basic building standards for your location.
There are five flood zones in the Central New York region. They range from high- to moderate-risk areas:
- VE zone: This zone can get flooded and hit by storm waves (1 percent annual chance). You must raise your house on poles or columns, which must be very sturdy to withstand the waves.
- AE zone: This is a high-risk zone with a 1 percent annual chance of flooding but no wave hazards. You must elevate buildings in this zone to or above the base flood elevation (BFE). That is the expected height of flood waters in a 100-year flood event.
AO zone: This is a high-risk zone for flooding. The flooding is usually shallow and caused by sheet flow or ponding. You must elevate buildings in this zone to or above the depth of flooding indicated on the map, usually 1 to 3 feet.- A zone: This is a high-risk zone with a 1 percent annual chance of flooding, but there is no BFE or depth of flooding info. You must elevate buildings in this zone using the best available data or methods.
- X zone: This is a moderate-risk zone with a 0.2 percent annual chance of flooding. It also has a 1% annual chance of flooding with an average depth of less than 1 foot. In this zone, you don’t have to buy flood insurance or follow special rules for building your house. But FEMA recommends you do both.
FEMA bases flood zones on the current conditions and climate data. But future changes may happen because of sea levels, storms, rain, and other factors. So if you currently live in a flood zone, it may not be a flood zone in the future. The same is true if you are not currently in a flood zone.
FEMA updates the FIRMs from time to time to reflect the latest information and data.
If you live or work in Central New York region, you should check two things. Check your flood zone and your flood risk. You can use the FEMA maps and tools to do this. Also, consider getting flood insurance and making your property more resilient to flooding.
Understanding your flood zone and taking action to reduce your risk is critical. You can help guard yourself and your family from the dangers of flooding. You can also prevent floodwaters from damaging your assets.
The 30-Day Waiting Period for Flood Insurance: What You Need to Know
You may think you can buy flood insurance when you see a storm coming. Not so. You have to buy flood insurance before the storm hits. Most flood insurance policies have a 30-day waiting period. That means you have to wait 30 days after you buy the policy before it starts working.
If your house floods during those 30 days, you cannot use your flood insurance to pay for the damage. There are some exceptions to this rule. Buying a new property does not have this restriction. You can get flood insurance right away when you buy a new property.
If you’re not in the market for a new property, it’s better to be safe than sorry. You should buy flood insurance as soon as possible and not wait until the last minute. Floods can and do happen without warning.
Flood Insurance in CNY: Don't Wait Until the Water Rises
Flooding can happen to any property — inside or outside a designated flood zone. And when it does, the costs add up fast: pumping out water, replacing a furnace, rebuilding walls, and covering temporary living expenses while repairs are underway. Without a flood policy in place, those costs fall entirely on you.
With flood insurance, you have a clearer path forward after a loss. A policy can cover up to $250,000 for your home's structure and up to $100,000 for personal property — and it can help offset temporary living costs while your home is being repaired.
At the Horan insurance agency, we work with CNY residents to explore flood insurance options through the NFIP and private carriers. We've seen what flooding does to homes in this region, and we're ready to discuss coverage that fits your situation and your budget.
Don't wait for a storm to prompt the conversation. Click the Get a Quote button below to start exploring your flood insurance options.
Learn more about flood insurance and how it covers you. Read our article What is Flood Insurance and What Does it Cover?
