Many homeowners in limbo over need for flood insurance

Jun. 21--CUMBERLAND -- Property owners impacted by the need for flood insurance have found themselves in limbo as delays continue to plague the release of newly updated federal flood plain maps.

Created by the Federal Emergency Management Agency, the flood maps are undergoing an update as well as a transition from paper to digital. However, the process, which began in 2011, is still not complete. Allegany County is one of the jurisdictions impacted by the delay. Without current maps, people paying flood insurance -- as well as those trying to purchase real estate -- face an uncertainty that impacts their wallets.

The flood plain maps compiled by FEMA are called Flood Insurance Rate Maps (FIRMs). The latest target date for their release was April 2019 -- that has now been pushed back to April 2020.

According to officials, once a digital FIRM becomes effective, property owners may notice their flood risk has changed -- a high-risk area may be a low-risk area or vice versa. Property owners may also find that flood insurance is now required for their property even though it was not before.

Angie Patterson is the director of planning and growth for Allegany County.

"Right now we work on paper maps created in the 1970s," she said. "They show you where the regulated flood plains are. If you are in a flood plain, then you have to get flood insurance. The regulated flood plain is the 100-year flood plain. You can have a risk for flooding whether you are in the flood plain or not."

Patterson said the digital conversion is a tedious process which can result in errors. However, she said once the process is completed, it will be more precise. One of the many benefits of the digital version is that it becomes compatible with the Geographic Information System (GIS). The improvements in spatial accuracy will greatly enhance planning, permitting and insurance applications, according to officials.

The problem, according to Patterson, is that the conversion was delayed again.

"It has taken forever," said Patterson. "We were put on notice and people began to pay attention. People (may) live on a hill but the map says I am in a flood plain, they think the new map will be more accurate and 'I won't have to pay flood insurance.' They think they won't need it by the preliminary maps (they have seen). But it is taking forever and in the meantime, they're paying for flood insurance.

"It's a frustration all around. This being in limbo hasn't made it any easier to administer our flood plain ordinance. Should it be under the existing maps or the proposed maps? Some people are waiting to build, but they don't know if they are in a flood plain or not."

Allegany County Commissioner Creade Brodie Jr. said it has impacted county business.

"It has been an issue on a couple of commercial developments we've had, because on the new maps they're out of the flood plain, on the old maps they're in the flood plain. So, we have to operate on the assumption that we're going to be using the new ones."

Patterson said FEMA made new maps in 2011.

"We identified (the maps) were not very accurate," she said. "So then it took them four years to (redo the maps) because they had to identify a funding source. So the new (maps) came out in 2015."

Brodie said problems were also found with the 2015 version.

"When they overlayed them, nothing lined up and everything was a wreck," said Brodie. "Now, here we are in 2019, and it's still not done."

Patterson said many homeowners questioned the 2015 map, generating numerous appeals.

"The appeals held up everything again," said Patterson. "That hasn't helped getting it done. The bulk (of the maps) were ready in 2015 but FEMA has to go through the appeals."

FEMA also administers the National Flood Insurance Program, which underwrites flood insurance for property owners needing it. Patterson said flood insurance can cost from a couple hundred dollars to a few thousand.

"Flood insurance is expensive and what everyone doesn't understand, at the end of the day, the only one that offers flood insurance, regardless of what their name is, it comes out of the federal government," said Brodie. "They control the price of that. It can be quite costly and keep someone from selling a home. I hope we get the digital map as soon as possible."

County officials urge anyone needing information to first visit the county website at alleganygov.org and click on "planning and growth" under the departments tab. Visitors to the site will see a section called, "Flood maps frequently asked questions."

Patterson said they will also see a link to mdfloodmaps.net where an interactive map can show whether their property will be in the proposed regulated flood plain.

Follow staff writer Greg Larry on Twitter @GregLarryCTN.

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