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Charleston Flood Insurance:
Zones, Maps, Rates…

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Do you need Flood Map, Zone or Rate information for a property?
To receive free Flood Details for a particular property Contact Us.
Please provide the following information;
      •     PROPERTY ADDRESS:      •     YOUR NAME:       •     YOUR EMAIL:      •     YOUR PHONE NUMBER:
We usually respond within 24 hours and can accommodate up to ten requests per month.
                Or try our Interactive Flood Map (area, not property property specific).

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Floodplain Management Information:   From Charleston County Government

Get site-specific information from Charleston County if you are in a floodplain or have experienced a flood, drainage or sewer-related problem. The county will provide information about the flood hazard and flood insurance requirements. They can also provide information on property protection either in person, on site, or over the phone and have educational brochures upon request. Available information includes:

• Flood depth in relation to the building’s first floor.
• Historical information about flooding in your area.
• If the property is in a floodway.
• Wetland and open space areas (also known as CBRA zones) that should be protected because of their natural floodplain functions.
• How to protect your property from flooding.
• Available financial assistance, including grant opportunities, insurance and other assistance programs.

Call 843-202-6930 to talk to someone today about the flood map services offered in the county or visit the county website to view the FEMA flood maps under the "Helpful Links” title

WANT TO TALK ABOUT REAL ESTATE & FLOOD INSURANCE?    CONTACT US.

 

FLOOD INSURANCE BASICS:

For a Charleston resident, real estate flood insurance is considered a common reality. While the National Flood Insurance Program - NFIP is a typical part of most homes sales, it is often misunderstood, and for good reason. With terms like "FIRM" & "Zones" and documents such as "Elevation Certificates" & "Maps" only qualified agents are capable explaining and providing flood insurance.

Please note that this document doesn't describe or explain "Wind & Hail" insurance, and these are often a significant part of the total insurance cost. While wind and hail are separate (but combined) property insurance, it is the flood characteristics that directly impact the homes wind and hail insurance rate.

Courtesy Charleston Trident Association of REALTORS

 

FLOOD MAPS:   Understanding & Changes

Flood Insurance Rate Maps (FIRMS) are created and maintained to display degrees of risk for communities. These existing flood map zones help determine the cost of flood insurance. Flood risk and cost can, and does, change over time. FEMA is currently updating flood hazard maps across the nation. These new flood maps, also, known as Digital Flood Insurance Rate Maps (DFIRMs), provide an official depiction for each community and show flood risk at a property-by-property level.

As new maps are published your risk may change along with your flood insurance requirements! If you've been included into a high-risk area, you will likely be required to purchase flood insurance, and it is possible that when new maps are released your property may no longer meet federal, state or local standards and will become regulated by a new set of flood related construction rules. Visit FEMA.gov to see if a new flood hazard map for your community is available.
                Or try our Interactive Flood Map (area, not property property specific).

 

COST:   Flood Insurance Rates

In the greater Charlestons Areas (X Zones) expect coverage to cost between .75% and 1% of home replacement cost (not property value). A premium for a $200k home might be $1,000 to $2,000 a year. On Charleston’s Barrier Islands (A & V Zones) coverage could cost between 1% and 1 ½%. A premium for a $200k home might be $2,000 to $3,000 a year. However, a 1 million dollar newer home with hurricane windows might only be $4,500 to $5,500 a year with Wind & Hail coverage, but this same home with some slight differences could cost $10,000 to $12,000 a year. However, each risk varies so much there is not a standard percentage…there is just no standard quote anymore. The only way to know the cost (full risk rate) is having a new or current elevation certificate (typically cost $300-$500) then finding and speaking with an Insurance Agent.

If you have any additional questions or need an insurance quote on any real estate contact us. We would be glad to refer you to a great a local qualified Insurance Agent who can accurately quote any home you’re interested in. Here is a sampling of policy premiums for different zones.

 

DEFINITIONS:

There many words, phrases, and acronyms used was talking and writing about Flood. Below we have complied a short list of the most common one's. Understanding these, and the relationships to each other will make navigating a Flood conversation much easier.


Flood Zone   Describes that land area in terms of its risk of flooding.
Special Flood Hazard Areas (SFHA)   Flood zones that have the greatest risk of flooding. During a 30-year mortgage, there is a 26% chance of flooding in these areas and only a 4% chance of fire in the same period. Designations start with the letters “A” (Riverine/Inland Group) or “V” (Coastal Group) - indicated by tidal floods with velocity.
Non-Special Flood Hazard Areas (NSFHA)   Low to moderate risk flood zones. Historically, 30% of all claims occur in these areas (A Preferred Risk Policy may be available). Designations start with the letters B, C, and X
Base Flood Elevation (BFE)   Level at which there is a 1% chance of flooding in any given year.
Elevation Certificate (EC)   Tool that documents your building’s elevation.
Flood Insurance Rate Map (FIRM):   A map issued by FEMA showing flood risk, BFEs, and risk premium zones.
NFIP   National Flood Insurance Program.
Non-Primary Residence   If the building will be lived in for less than 80 percent of the policy year, it is considered to be a non-primary residence.
Pre-FIRM   Buildings constructed BEFORE the community’s first Flood Insurance Rate Map became effective and has not been substantially damaged or improved.
Post-FIRM   A building constructed or substantially improved on or AFTER December 31, 1974, or on or after the date of the initial FIRM for your community. Coastal Barrier Resource System: South Carolina;
        • Charleston County- 4/27/71
        • Berkeley County- 9/30/1983
        • Dorchester County- 1/6/1982
Zone A   Areas of moderate to high hazard subject to flooding from severe storm activity or local drainage problems.. Mandatory flood insurance purchase requirements apply.
Zones B, C, and X   Areas of moderate or minimal hazard subject to flooding from severe storm activity or local drainage problems. Flood insurance purchase is not required.
Zone V   An area that is inundated by tidal floods with velocity (coastal high hazard area). Mandatory flood insurance purchase requirements apply.

 

FLOOD INSURANCE DETAIL:

THE ESSENTIALS
 1. In what community is the property located?
 2. Community Status - Regular or Emergency Program?
 3. In what zone is the building/home located?
 4. What is the building’s Date of Construction (DOC)?
 5. Is the building Pre-FIRM or Post-FIRM?
 6. Is an Elevation Certificate required?
 7. What is the occupancy of the building?
 8. How many floors in building (including basement/enclosure)?
 9. Does the building have a basement/enclosure?
10. What is the replacement cost of the building?
11. How much insurance is required?
12. What deductible has the client requested?

PRE-FIRM   &   POST-FIRM
FIRM Determination: Compare Initial FIRM Date with Date of Construction (DOC) or Substantial Improvement Date  (Initial FIRM is when the Community first enters the Regular Program).
    • Pre-FIRM: If DOC is on or before 12-31-1974 or before initial FIRM Date
    • Post-FIRM: If DOC is after 12-31-1974 or on or after initial FIRM Date, whichever is later.

FLOOD   ZONES
Special Flood Hazard Areas (SFHA)
SFHAs are the flood zones that have the greatest risk of flooding. They are darkly shaded areas on the maps. During a 30-year mortgage, there is a 26% chance of flooding in these areas and only a 4% chance of fire in the same period. SFHA Zones designations start with the letters;
“A” (Riverine/Inland Group) - moderate risk for flooding or drainage problems from severe storms.
“V” (Coastal Group) - high risk indicated by tidal floods with velocity.
The Base Flood Elevation (BFE) and Base Flood Depth (BFD) is the level at which there is a 1% chance of flooding in any given year.
SFHA Zones
A or V        BFEs not provided.
A1-A30      BFEs are provided.
AE            (AE replaces A1-A30 on new FIRMs).
V1-V30      BFEs provided.
VE            (VE replaces V1-V30 on new FIRMs).
AH            Shallow water depths (ponding, 1-3 feet).
AO            Shallow water paths (sheet flow, 1-3 feet). BFDs (Base Flood Depths) may be provided.
A99          A protective system such as dikes, dams and levees. No BFEs are provided.
AR            Area that results from decertification of a previous flood protection system.

Non-Special Flood Hazard Areas (NSFHA)
NSFHA Zone designations start with the letters;
"B", "C", and "X" - low to moderate risk flood zones.
On the FIRM, they are unshaded or lightly shaded. Historically, 30% of all claims occur in these areas (A Preferred Risk Policy may be available).
NSFHA Zones
B, C, & X    Are low to moderate risk flood zones.

ELEVATION   CERTIFICATES
Certificate NOT Required
    º All Pre-FIRM Zones
    º Post-FIRM Zones B, C, X*, A99, D & AR
* X Zones may be shaded or unshaded. Shaded X Zone replaces the B Zone and Unshaded X Zone replaces, the C Zone on new FIRMs.
Certificate IS Required
    º All Pre-FIRM Zones
    º A1-A30, AE, AH, V1-30, VE
    º A1-A30, AE, AH, V1-30, VE
    º A*
    º A0**
*   Unless BFE information is available from the community, use the measured difference between the highest adjacent grade and the top of the bottom (lowest) floor. Elevation Certificate not required but may result in better rates.
**   AO Property owner, owner’s representative or building official can complete. Use 2ft if no BFDs are shown on the Map.

Where to Obtain an Elevation Certificate
To find out if a certificate already exists, check with the community department that maintains local maps or the local permit office. To have a certificate completed, contact a licensed land surveyor, registered local law to certify elevation information, except as noted above in Zone AO or A (without BFE).
EXISTING
    º Charleston County
    º City of Charleston
    º City of Folly Beach
    º City of North Charleston
    º City of Isle of Palms
    º Town of Awendaw
    º Town of Hollywood
    º Town of James Island
    º Town of Kiawah Island
    º Town of Lincolnville
    º Town of McClellanville
    º Town of Meggett
    º Town of Mount Pleasant
    º Town of Ravenel
    º Town of Rockville
    º Town of Seabrook Island
    º Town of Sullivan's Island
    º Dorchester County
    º City of North Charleston
    º Town of Summerville
    º Town of Harleyville
    º Town of Reevesville
    º Town of Ridgeville
    º Town of St. George
    º Berkeley County
    º City of Charleston (Daniel Island)
    º City of Goose Creek
    º City of Hanahan
    º Town of Bonneau
    º Town of Jamestown
    º Town of Moncks Corner
    º Town of St. Stephen
    º Town of Summerville
NEW
    º Atlantic Survey
    º Britt Land Surveying, Inc.

 

RESOURCES:

• FEMA.gov: National Flood Insurance Program
• FEMA (Flood) Map (Zone) Service Center
• FloodSmart.gov
• Preferred Risk Policy Eligibility Extension ~ FloodSmart.gov
• City of Charleston, SC Official Website ~ Flood Information
• Town of Mount Pleasant ~ Flood Information
• Anderson Insurance Associates
• Atlantic Survey

 

INTERACTIVE   FLOOD   MAP:

This information is NOT property specific, area only.   To receive free Flood Details for a particular property Contact Us.

• FEMA Flood Map Service Center : Search By Address

 

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