| Name: |
Maverick
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/19/2009 9:26:11 PM
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Bruce here is an article for the homepage.
Guess it is time to have my lot resurveyed and show that my house sits above the floodplain once the new FEMA maps are made available.
"Structures can be exempt from the program, according to Mitchell, if they are higher than base floodplain outlined in the flood map. Homeowners can apply for a letter of map amendment or a letter of map revision if their structure fits in that category."
URL: Insurance Mandate Becomes an Issue
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| Name: |
lucky67
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/19/2009 10:08:11 PM
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fema maps were issued nov 19; its a travesty; a meeting was held with fema officials yesterday--dont know any outcome--but we know its a govt beauracy that will take months to convince they have made serious error
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| Name: |
lucky67
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/19/2009 10:13:48 PM
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to get exemption, you must get an elevation certificate from a surveyor [about $350] , showing how far above base flood elevation your structure is; then, submit that with about 12 pages of forms & a non-refundable $400 check to fema--hopefully, in 4-6 months you may get a review; ichecked my propertylast week & it was not in flood area, but one across street is
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| Name: |
lucky67
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/19/2009 10:17:07 PM
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if we all lived below the dam, no one would argue the point flood ins is necessary !
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| Name: |
Talullahhound
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/20/2009 12:42:28 AM
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We had to get a map amendment filed for our house in VA, which had a small stream on the property. We did have to get the survey, and fill out a form and pay a few bucks, but it seemed like it was pretty painless.
This practice of requiring flood insurance has been linked to lenders wanting to bundle and sell mortgages. It makes them more desirable to investors if they eliminate all known risks. I don't know if this is the case here, or if this is some nice lobbying to state officials on behalf of the mortgage industry. Or is it a knee jerk reaction to New Orleans?
And what if you don't have a mortgage.
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Your bank will add a hefty insurance policy for flood insurance on to your mortgage and charge you interest on it until you prove you are not in the flood plain. Start early to prove you are out of it or it is more trouble than you know if you are busy running a business. We did have the survey, we did to the amended but because the property had been filled earlier than when the county started their FEMA program , the county would not sign off on the amended letter until a TOPO was done by the certified Engineer. It has been a pain in the A_ _, so I guess each case is different. We didn't just want it dropped for insurance purposes, we wanted it dropped permanently so that when it is passed to kids or sold we do not have to go through this again! This is a whole different ball game!
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| Name: |
MrHodja
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| Subject: |
Coosa County?
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Date:
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2/20/2009 8:00:20 AM
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Our place is in Coosa County - Parker Creek area. The article specifies Talapoosa County. Something tells me that it isn't limited to Talapoosa County. Anyone have specifics or additional information?
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| Name: |
lucky67
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/20/2009 8:39:12 AM
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sadly you are misinformed--its not the lenders--FEMA dictates whether flood insurance is required or not; lenders have to comply or a loan can t be closed
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| Name: |
AC KT
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| Subject: |
Coosa County?
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Date:
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2/20/2009 8:39:32 AM
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Per the meeting held at the Lake Martin Area Association of Realtors office on Wednesday, if your property is touching the water you are considered in a flood plain, no matter if your structure is on a 100 ft cliff. Thus the requirement for the elevation certificate to show your structure is out of the flood plain. Guilty until proven innocent. FEMA needs cash!!
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| Name: |
lucky67
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| Subject: |
Coosa County?
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Date:
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2/20/2009 8:40:52 AM
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fema reclassified Coosa, Tallapoosa, Elmore counties; also afffect lake Jordan !
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Sorry, but the loan was 71/2 years old and only had two and half years remaining. The BANK said they had to "protect" the remainder on the balance and THEY added the insurance until we prove that their investment is covered. It was First Commercial if you want to know and it was a commercial loan.
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My parents and all the panhandle of Florida had to deal with this last year. They classified almost all properties south of the bay in Walton county as "flood zone". The county offices were slammed with people. Finance companies started slamming the insurance charges onto the mortgages. The property I've been talking about was in Shelby County. It is a vague mapping process. You must prove you are not in the areas you are classified and the expense and burden of proof are once again on the tax payer for another government program. You want to be in an X zone to avoid these headaches.
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| Name: |
Rooster
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/20/2009 1:09:17 PM
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How do I get a copy of the new FEMA MAP? Thanks.
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The county in which your property resides should have a copy of the FEMA maps . I received mine from the county engineer department. The FEMA forms that you may need will be the PROPERTY INFORMATION FORM #81-87, and the COMMUNITY ACKNOWLEDGEMENT FORM #81-87B. The question will be do you need to file for a LOMR-F or a LOMA. Once you gather this information you should be able to decide. The LOMA is for parcels of land that has been elevated by fill that would not be inundated by the base flood. The LOMA is existing structure or parcels of land that had not been elevated by fill (natural grade) and would not be inundated by the base flood. You will need :
1.) A copy of the plat Map for the property with the recordation date and stamp of the records office.
2.) Copy of the effective FIRM panel and or Flood Boundary and Floodway Map (FBFM) on which the property location has be accurately plotted. (property inadvertently located in the NFIP regulatory floodway will require SEction B of MT-1 Form 3) This map can be found on www.fema.com Click on the map service center. You will also find the forms on this site that can be downloaded and printed.
3.)Form 2- Elevation Form- If the request is to remove the structure, and the elevation certificate has already been completed for this property it may be submitted in lieu of Form #2. If the request is to remove the entire legally recorded property, or a portion thereof, the lowest lot elevation must be provided on form #2.
4.) Elevation Certificate which is done by a licensed Surveyor or Engineering or Architect Firm.
HOPE THIS HELPS GET YOU STARTED.
I guess once I finish in Shelby County, I will be to the Tallapoosa County Site and begin again! More Government! UGH!!!!!!!!!!!!!!!!
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| Name: |
Talullahhound
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/20/2009 3:52:07 PM
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That may be true in this case, but in the case of my house in VA it was the LENDER who sent me a letter and told me that they were requiring me to get flood insurance. And the FEMA rep is the one who told me that the LENDER was the one requiring it and why.
Why would FEMA require flood insurance? That makes no sense to me, unless this is a new regulation based on lessons learned from Katrina.
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I looked at the FEMA maps for Lake Martin. According to the maps, there are VERY few properties that are in zone "A". Most are in zone "x" "X" is where you want your property to be. So there is no need to worry about any of this until you receive a letter. You can go to www.fema.com and click on the maps tab. Then type in your address. It will take you to the FEMA map of your property. You then need to see if it is located in a zone "X" area.
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| Name: |
noagenda
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| Subject: |
where to find the map?
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Date:
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2/20/2009 5:18:28 PM
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| Name: |
noagenda
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| Subject: |
duh....never mind
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Date:
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2/20/2009 5:25:49 PM
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| Name: |
Ulysses E. McGill
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| Subject: |
BEFORE ANYONE PANICS...
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Date:
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2/20/2009 7:52:00 PM
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I'm just getting educated on all of this. It seems from what I'm reading most of Lake Martin is currently in an X zone but that will change when FEMA introduces new maps this summer; At that point we may not be in an X zone. I have much to learn on what is going on, but if this is the case we need to put up a community fight as this is just a new way for the feds to apply a tax. Water would be flowing over the dam before a flood got to my back door.
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| Name: |
Swimmer27
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| Subject: |
BEFORE ANYONE PANICS...
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Date:
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2/20/2009 8:15:25 PM
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According to the Corps of engineers the dam will never overflow again. After the flood of '80 the new coffer dam was built to prevent just such an accurance. I am certain that that addition placed some places in a 'flood plane'. I may be one of them since I have a low flat lot. I was actually shocked when I bought this place in 2000 that I didn't have to have flood insurance. My old place was very elevated, not to mention paid for, so we never had it. I do find it curiuos that the maps are just now being updated since the addtion of the new coffer dam, but we are talking ghe feds here so nothing would shock me. But I can ssure you of one thing, another flood like '80 and Martin will leave her banks for the first time...
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that the flood maps had not been updated . I guess we are in for the ride!
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Bush because there was so much money given out to the flood victims of katrina. They did not have flood insurance. The government does not want to carry the burden of taking care of you if you ARE in a flood zone and do not have flood insurance. I understand this, but it's just a pain because they are so crappy in their mapping. It does put the burden on the people. My suggestion would be for neighbors to go together and submit packages instead of individual applications. This would cut the cost in volume and defeat the government by giving them more of our hard earned dollars. It's just a thought and one way to feel like you won something out of this process. This would be something I would join one of the lake organizations over. Most of the time I already have my own battles I'm working on with government. Ha!
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| Name: |
8hcap
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| Subject: |
New FEMA Maps - LM Floodplain
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Date:
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2/20/2009 8:51:35 PM
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Mav,
Why can't the 100 year flood elevation be part of the re-licensing process. Seems like this would be a no-brainer since a high priority of the license is flood control.
8
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| Name: |
Ulysses E. McGill
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| Subject: |
BEFORE ANYONE PANICS...
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Date:
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2/20/2009 9:15:57 PM
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That makes perfect sense and I'm sure some homes would be effected in a flood but if a house is higher than the top of the dam it isn't going to get wet.
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MAV , I DON'T KNOW . THIS IS PROBABLY BECAUSE IT IS EASIER TO MASS DISQUALIFY THAN TO MAKE AN ERROR AND HAVE TO BE ACCOUNTABLE. THIS IS THE REASON FOR ALABAMA TOURT REFORM!
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