FEMA Map Updates Planned for May 2010

Do you know if your property is located within a special flood hazard area?  The following text compiled from the fema website has been authored to help you find out.

The Federal Emergency Management Association (FEMA) is completing the final steps  in the process to update the Special Flood Hazard Area (SFHA) Maps for all communities in St. Clair County.  These maps are used to determine your rate classification for flood insurance.  The upcomming adoption period will allow communities time to amend their ordinances and provide for map distribution. This process may begin at any time; however, FEMA reportedly anticipates the new maps will become effective in May of 2010. This tentative date suggests communities will be notified by December of this year.

An example flood insurance policy for a $125,000 home and contents may realize a  policy premium increase from  $277 to $1,400 per year depending  on the determination of this special hazard area.  Also, community actions will impact your ability to obtain a policy or reduce the base rates.  Communities who exceed the basic recommendations may qualify residents for cooperative discounts up to 45%

This information is important to residents and businesses with mortgages from federally regulated or insured lenders!  Did you know all such properties in high-risk flood areas can be required by a lender to have flood insurance?  And, while flood insurance is not federally required if you live in a moderate-to-low risk flood area, it is still available and strongly recommended.

The timeframe for public comment and submitting scientific evidence to contradict the proposed map changes has passed. FEMA and their consultants are currently reviewing all information to refine the maps for each St. Clair County community. Once the updated maps are finalized, communities will be notified a six month adoption period has begun. During this time, the finalized maps will be reproduced and made available for distribution. During the adoption period, residents are encouraged to review both the preliminary and current maps since new policy rates are calculated based upon the current maps; the preliminary maps will only be considered current after the adoption period has expired. If your structure was not in the current flood area but happens to be within the newly drafted area, a policy purchased within the adoption period should be assessed the lower rates. Waiting to receive notice from your lender may result in missing the opportunity to lock in the reduced rate.

Resources to assist our residents have been created by your County Metropolitan Planning Department.  These maps can be viewed and printed from the community maps page.  To access this page: click here. 

For additional reference information on current programs:

Notice of map change from FEMA

www.floodsmart.gov/ or hazards.fema.gov

Several communities were collecting public comments:

Your municipality may have elected to challenge the proposed elevation change and adjustments.  To challenge the proposed elevation change, each community must gather significant "scientific" and/or "technical" data.  Any documentation or claims without such evidence will be considered as public comment. 

Several community leaders solicited public comments and have worked with State 81^st District House Representative, Phil Pavlov to author a sample letter.  While this letter contains language for residents adjacent to the Great Lakes; those who are not along Lake Huron, the St. Clair River and Lake St. Clair may have found the language helpful.  To view the letter: Click Here