Woodshire Civic Club

THE NEW FLOOD PLAIN MAPS: WHAT THEY MEAN TO YOUR INSURANCE

May 24, 2004

THE FOLLOWING INTERESTING ARTICLE APPEARED IN THE NEWSLETTER OF OUR WOODSIDE NEIGHBORS:

NEW FLOOD PLAIN MAPS ?– WHAT DO THEY MEAN TO WOODSIDE HOMEOWNERS? On Monday, March 8, we got our first look at the tentative new flood plain maps for Harris County. The revised boundaries for the 100-year and 500-year flood plains are based on a high-tech mapping project which used lasers directed at the ground from airplanes flying a grid pattern. This approach is, reportedly, capable of giving much more detailed and accurate elevation levels.If you saw the map of the Braes Bayou watershed in the Houston Chronicle, you may have noticed that the 100-year flood plain grew substantially since the prior map was drawn. In fact, this special flood hazard zone grew to include part of Woodside. Most of our neighborhood is now in the 500-year flood plain, but some lots along the eastern edge of our neighborhood appear to have been recognized as parts of the 100-year flood plain. This means that there will be a 1% chance that homes in those areas, unless sufficiently elevated, will be flooded in any given year. It also means that mortgage lenders financing properties in those areas will require flood hazard insurance and that flood insurance premium rates for those homes will increase substantially. There is not much a Woodside homeowner can do about the flood plains, of course. It is new information, but it is not a new situation ?– as residents of a coastal plain near flood prone waterways, we have always been subject to flooding risk. However, there are a few things we should all do to protect ourselves. First, and foremost, get or keep flood insurance coverage. The annual premium for a home not in the current 100-year flood plain (all of Woodside) will, in
general, be only $250 ?– $316 per year for structure and contents. If you have had flood insurance coverage in place without allowing the policy to lapse, you may be able to keep a good rate, even if your home is designated as being in a 100-year flood zone. Second, take a continuing interest in the storm drains in our neighborhood. If you see your neighbors or their lawn service company blowing leaves, grass, rocks or other debris down a storm sewer, report them right away. Describe the situation and give the street address and any company name to the City of Houston Sewer Department (dial 311) or the Harris County Flood Control District at (713) 684-4000 or via electronic mail (hcfcd@hcfcd.co.harris.tx.us). Be sure that plastic bags and other litter are not allowed to migrate down the street and into a sewer opening. We?’re all responsible for what goes into the storm drains ?– if we neglect them, we?’ll regret it when we?’re paddling canoes down our neighborhood streets. Develop a flood response plan. Decide in advance what should be done in the event of rising water to protect your important papers, expensive electronic equipment, heirlooms, prescription drugs, medical devices, etc. Decide whether your best furniture can be stacked on top of your everyday things. If you can?’t move your antiques yourself, ask a neighbor if he or she would be willing to help in an emergency. Some of the homes in Woodside have roomy attics where valuables might find temporary dry ground. Finally, when the rain starts falling, get out an umbrella and visit the nearest two or three storm drains to check up on them. I once found the drain nearest my home covered by a water-filled errant garbage barrel. It had reduced the flow of storm water by more than half.