What to know about flood insurance ahead of hurricane season

Not every home in Houston is in a 100-year floodplain, but that doesn't mean that those homes are safe from flooding risks and damages. The Harris County Flood Control District recommends that everyone in Harris County learns about their flood risk and purchases flood insurance.

Here are some common myths and questions about flood insurance ahead of a potentially busy hurricane season:

Should you get flood insurance if you're not in a floodplain?

Just because a home is located outside of a floodplain does not mean they're not at risk, said David Bolduc, general counsel for Texas' Office of Public Insurance Counsel.

Bolduc's office exists to represent and educate Texas residents on insurance policies. Many of their calls are related to flood or windstorm insurance questions, the office's Richard Powell said.

"People will know whether or not they live in a type of floodplain, but they may not realize that lots of areas are subject to flooding," Powell said. "And that's pretty important, especially because homeowners insurance covers certain things, but damages due to flooding are typically not covered."

Rivers and bayous can also surpass 100 and even 500-year levels, as was the case with Harvey. More than two-thirds of structural damages during Hurricane Harvey were reported outside of the mapped 100-year floodplain, according to the district.

The Federal Emergency Management Agency's flood insurance rate maps locate 100- and 500-year floodplains, which only determine flood risk from primary flooding sources, such as major rivers, bayous and their tributaries. Not all streams in Harris County have been studied to determine their stormwater carrying capacity, according to the district, and stormwater runoff can flood homes before reaching a storm drain, creek or bayou.

The district and FEMA are currently remapping the county's floodplains. The massive overhaul was originally intended to reach the public in the summer of 2022 but has been delayed to 2024, according to a September 2023 update.

Can you get flood insurance in a high-risk floodplain?

All of Harris County participates in the National Flood Insurance Program, which ensures that everyone living in a participating community can buy flood insurance, no matter the risk.

Federally regulated or insured lenders are required to offer flood insurance on mortgaged properties that are located within the 100-year floodplain. Those homes have protection options no matter how many times they've flooded, according to FEMA.

Rates tend to be higher within a floodplain, however.

Does my homeowners insurance cover flooding?

One of the biggest myths of homeowners insurance is that it covers flooding damages, which usually isn't the case, Bolduc said.

To start, Bolduc recommends that homeowners check whether they're in a floodplain and speak with an insurance agent rather than working directly with an insurer.

"Particularly with independent agents, their job is to represent you and find you coverage you can afford," Bolduc said. "That's the most effective way to do it, because then you can deal with people who understand what they're doing, what the policies are and what they cover."

Should renters get flood insurance?

Flood insurance is not exclusive to single-family homeowners.

Insurance within the national program can protect homes, condominiums, apartments and non-residential buildings including businesses, according to FEMA. Up to $250,000 is available for single-family homes and each unit in an apartment building through the NFIP.

Up to $100,000 in personal belongings can also be covered, which is available to renters.

"I think it's important for both sides," Bolduc said. "The thing with renters is the stakes are really the contents...even though it could be painful, and it's expensive, it's kind of simpler (than for homeowners.)"

Can you get flood insurance right before a storm?

Flood coverage can be purchased at any time. Still, there are safeguards in place to make the business viable for insurers, Bolduc said.

There is a 30-day waiting period after paying a premium before an NFIP coverage policy is effective, with some exceptions. Private insurers may also institute a moratorium in the days leading up to a hurricane or other natural disaster to prevent responsibility for catastrophic claims.

Bolduc recommends looking into flood insurance immediately, especially ahead of hurricane season.

"Waiting until there's a storm is not a workable strategy," Bolduc said. "If they're not doing it now, they probably ought to think about it because they've got 60 days (until hurricane season.)"

How is flood insurance different from windstorm insurance?

Flood insurance only covers so much during a natural disaster.

Water coming in from a roof that's been blown off by wind, for instance, may fall under the umbrella of windstorm insurance instead.

"When there's a hurricane on the coast, there are inevitably all kinds of complications with people finding out that their windstorm insurer is covering windstorm damage, but not flooding," Bolduc said. "In a hurricane, if you're a homeowner those things seem really connected."

Windstorm insurance helps repair or rebuild homes that have been damaged by hail or wind from a tornado, thunderstorm or hurricane. Most homeowners insurance policies include windstorm coverage.

In areas where the risk of catastrophic hurricanes is high, the Texas Windstorm Insurance Association offers windstorm and hail insurance to homeowners across the Texas Gulf Coast, including parts of Harris County.