Flooding is one of the most common – and most expensive – natural disasters in the US. As climate change leads to rising sea levels and extreme weather events, the number of flood-prone areas in the country is expected to grow by half within this century. With more homes at risk of flooding, knowing if your house is in a flood zone is essential to keeping your home, and yourself, safe.
Whether you’re buying a home, renting a house, or living in an apartment, floods can happen anywhere. We’ll walk through how to check your home’s flood zone, what the different flood zones mean, and what you need to know.
In this article:
Is your home in a flood zone?
One of the quickest ways to check if your house is in a flood zone is by using the Federal Emergency Management Agency (FEMA) Flood Map Service Center. This tool shows flood zones, floodways, and risk level for any address you search.
If you’re in the process of buying a house in a flood zone, Redfin home listings include Flood Factor, or level of flood risk, on a scale of 1 to 10. A seller’s disclosure may also include flood risk of a home. However, only some states require sellers to disclose a property’s flood risk or history. Be sure to check your state’s current disclosure laws. Depending on where the property is, it may be in your hands to research the flood risk before buying.
What do the different flood zones mean?
FEMA’s flood zone classifications range from low-risk to high-risk areas. Here are some important flood zone definitions to understand:
- Special Flood Hazard Areas (SFHAs): The highest risk flood zones with over a 1% chance of flooding annually. This adds up to a one in four chance of flooding over a 30-year mortgage. Properties in zones beginning with A are all SFHAs and require flood insurance.
- Coastal High Hazard Areas (CHHAs): Properties in this zone also incur a 1% chance of annual flooding, but are located in coastal areas. Zones beginning with V are all CHHAs and require flood insurance.
- Moderate and minimal risk: Zones B, X, and C are considered low- to moderate-risk flood zones. While flood insurance is not required in these zones, flooding can still occur.
- Base Flood Elevation (BFE): A base flood is a flood event with a 1% chance of occurring annually, and the BFE is the anticipated elevation that those floodwaters will reach in an area.
Use the table below to learn more about some of the most common flood zones:
| Zone | Description | Requires flood insurance |
|---|---|---|
| AE, A1-A30 | Zone AE is a newer version of what used to be zones A1-A30. These SFHAs have determined BFEs. | Yes |
| AO | An SFHA specific to properties located near rivers or streams. Flood depths range from 1 to 3 feet. | Yes |
| A99 | An SFHA that will be protected by a federal flood control protection system like a dam or levee once the project is finished. This zone still has a 1% chance of flooding each year. | Yes |
| AH | An SFHA with a 1% chance of shallow flooding each year. An average of 1 to 3 feet of water can pool here. Specific BFEs are available for different areas. | Yes |
| AR | An SFHA with a temporarily higher flood risk while a federal flood protection system is being built or restored. Flood insurance is temporarily required until the system is complete. | Yes |
| VE, V1-V30 | CHHAs with additional hazards due to storm-induced waves. These areas have BFEs and specific building requirements. | Yes |
| B, or shaded X | A moderate risk flood zone with a chance of a flood somewhere between the 100-year and 500-year mark. These areas are typically protected by levees or have shallow flooding areas. Zone B is being replaced with shaded zone X on new flood insurance rate maps (FIRMs). | No |
| C, or unshaded X | A low-risk area with a .2% chance of an annual flood. These zones usually have minimal flooding, though there may be some ponding or local drainage problems. Unshaded zone X is considered to be outside of the 500-year flood area and protected from the 100-year flood by a levee. Zone C is being replaced with unshaded zone X on new FIRMs. | No |
| D | This zone is designed to catch all other risk areas that are not defined by other flood zones. Zone D indicates a possible risk of flooding, but the hazard level is undetermined. | No |
Note: Even if your home is not in a high-risk flood zone, flooding can still occur. This is largely due to the unpredictability of flooding, and the many factors that can cause it. Thawing snow, burst pipes, hurricanes, tornadoes, flash floods, construction issues, and more can result in a flood.
Buying a home in a flood zone
While buying a home in a flood zone comes with additional risks, it’s not a total deal-breaker. Here are some important things to consider if you’re looking at houses in high-risk flood zones:
Flood disclosure requirements
There is no federal law that requires home sellers to disclose information about a property’s flood risk or previous flood damage to prospective home buyers. Even though some states do require flood information in a seller’s disclosure, do your due diligence to check the property on FEMA’s Flood Map Service Center.
Impacts to home value
A home’s value can be negatively impacted if the property is in a high risk area. This can allow you to purchase properties in these areas at lower prices, but you may run into difficulties when you eventually sell the home.
Mandatory flood insurance
Homes in high-risk flood zones require flood insurance. Typical homeowners insurance does not include floods. If the house you’ve found is in a flood zone, you’ll have to account for the added cost of flood insurance. The National Flood Insurance Program (NFIP) is federally funded and backed by FEMA, but you can also choose a policy from a private company. Here’s a quick breakdown of the differences:
| Coverage factors | NFIP | Private Flood Insurance |
|---|---|---|
| Max rebuild cost | $250,000 | Typically up to $500,000 or higher |
| Availability | All 50 states | May only offer coverage in higher-risk areas |
| Elevation certificate required | No | No |
| Waiting period | 30 days | 15 days |
| Lender accepted | Yes | Yes |
| Building coverage | Replacement cost | Replacement cost |
| Contents coverage | Actual cash value | Contents coverage |
| Loss-of-use coverage | No | Yes |
| Loss avoidance coverage | No | Yes |
| Debris removal | Yes | Yes |
Note: Even if your home is not in a high-risk flood zone, you should consider getting flood insurance. Nearly 25% of all flood insurance claims come from properties outside of high risk areas. Your lender may also require flood insurance coverage regardless. Even as little as one inch of flood water in your home can cost thousands of dollars in damage, but having insurance helps lessen the cost.
You can buy flood insurance anytime, but coverage doesn’t begin until 30 days after payment. Learn more about FEMA’s updated pricing system, Risk Rating 2.0.
Selling a home in a flood zone
Selling your house can be stressful without the added concerns of flood zones affecting the process. Here’s what you need to know if the house you’re selling is in a flood zone:
- Prepare for longer selling times: Since there are more factors for buyers to consider, it may take longer to close a sale. Get ahead of longer wait times by working with a real estate agent to help you price and market your home competitively.
- Include it in your seller’s disclosure: Even if not federally mandated, a seller should never hide facts that can impact the safety or value of the home. This includes flood zone information as well as the home’s flood history. Disclosing upfront will both increase your credibility and help you attract the right buyers.
- Order a certificate of elevation: Your buyer’s lender may require a certificate of elevation, a document stating that the house is elevated above the local BFE and meets flood safety requirements. Offering to include it in the transaction will make your house more attractive to buyers.
- Offer to cover flood insurance: Discounting or covering flood insurance on the home, or including a one- to two-year home warranty, can incentivise buyers and get them off the fence.
How to protect your home if it is in a flood zone
In addition to flood insurance, there are a number of ways to protect your home from flooding. Many not only keep your home safer, but also add value, making a more attractive option for future buyers. Here are a few of the top strategies to use:
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- Install a battery-powered sump pump: A sump pump takes in accumulated water and pumps it away from the home. Typically installed in the lowest point of a home, like the crawl space, an average installation costs around $1,400.
- Integrate flood sensors: Flood sensors alert you to flooding as soon as water is sensed where it shouldn’t be so you can respond quickly and mitigate damage.
- Elevate appliances: Raise appliances at least one foot off the ground. Supports or barriers, like cement blocks, make a temporary solution. You can make the change more permanent if you experience frequent flood risks.
- Add barriers or sandbags: Depending on local building codes, you can install a permanent barrier to keep floodwaters away from your property. You can also use sandbags to create a temporary barrier.
- Safeguard important documents: Keep important documents in waterproof containers. Make electronic copies to have an extra backup available.
- Create an emergency plan: In the event of an emergency, it’s essential to be prepared. Keep a well-stocked emergency kit, and updated evacuation plan. A home inventory list also makes insurance claims easier.
Pro tip: Michael Stahl, CMO of SERVPRO, a trusted leader in the restoration industry, advises homeowners on several easy ways to reduce risk of water damage:
“Cleaning gutters, repairing roofs, and checking that rain spouts drain away from your foundation can help mitigate damage. Proper landscaping can also help reduce risks. Slope your yard away from your home and add drainage to your driveway to prevent opportunities for water to gather and cause damage.”
>>Read more: How to Protect Your Home From Flooding: 9 Tips to Follow
Flood zone FAQs
What determines if you are in a flood zone?
Flood zones are determined by FEMA, which categorizes risk based on historical data, land elevation, and flood control measures. These zones are updated regularly and can be impacted by factors like new land development or climate change.
Can you see flood zones on Redfin?
When you’re searching for a home on Redfin.com, you’ll see a property’s Flood Factor score in the listing information. Risks are rated on a scale from 1 to 10, minimal to extreme risk. You can look up the property’s address on FEMA’s Flood Map Service Center to find more information about the specific flood zone.
Who is responsible for protecting a home from floods?
While homeowners are ultimately responsible, local governments may also provide protective measures for communities in high-risk zones. Some communities also participate in the Community Rating System (CRS), an incentive program through FEMA that encourages community-wide initiatives to reduce flooding. Communities enrolled may also be eligible for discounted flood insurance.
Do I need flood insurance?
If you live in a high-risk flood zone, flood insurance is essential. Most lenders will require you to show proof of flood insurance before taking out a mortgage on a house in a high-risk flood zone. Even if you’re in a moderate- to low-risk area, floods can still occur. And most flooding – anything from a storm surge to excessive rain – is not covered under typical home insurance.
>>Read more: Home Warranty vs. Home Insurance: Do You Need Both?
How can I find past insurance claims?
If you’re buying a house in a flood zone, looking up past insurance claims for flood information is a smart move. Request a copy of a free report showing the past seven years of claim history through the Comprehensive Loss Underwriting Exchange (CLUE).
Does the zone my home is located in impact mortgage and financing?
If your home is in a higher risk flood zone, lenders often see them as riskier investments. This can lead to stricter loan and insurance requirements, and could even make it difficult to secure a loan. Consult with your lender on what their requirements are for a mortgage in a high-risk area.
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