WHY AM I BEING TOLD I NEED FLOOD INSURANCE?

Forsyth County residents have witnessed many new subdivisions and commercial development over the last 15 years. To help understand how the flood plain can change, just imagine having a significant rain event today compared to 15 years ago. Any significant amount of stormwater that previously evaporated or percolated into the undisturbed ground is now running down the newly constructed subdivision streets into detention ponds, and eventually directly feeding the many streams and creeks in our backyards. In order to lessen the chance of an unexpected devastating flood event similar to September of 2009 in the northwest part of the Atlanta Metro area, the State of Georgia has proactively partnered with FEMA to update the flood maps based on updated terrain models.

The existing flood plain data is based on older aerial contour maps that do not accurately show the lay of the land. The newly acquired aerial data will allow FEMA to more accurately determine Base Flood Elevations (BFE) for the National Flood Insurance Program (NFIP), which then are shown on a Federal Insurance Rate Map (FIRM) that specifically relates to your property. The FIRM map is used by lenders and insurers to determine if any portion of your lot is situated in a Special Flood Hazard Area (SFHA) that would be inundated by the flood having a 1% chance of being equaled or exceeded in any given year. The revised maps for Forsyth County became effective March 4, 2013.

WHAT SHOULD I DO NOW?

If you have been contacted by your lender or insurance company about flood insurance, it is likely that the new aerial data shows a portion of your lot or structure is now situated within the revised SFHA. Typically, building codes prevent structures from being built in flood plain, so it is unlikely that your home is subject to flooding. However, in order to prove that your home is above the BFE, you will need to provide technical proof of the following elevations of your home:

• Basement
• First Floor
• Garage Floor
• Lowest Elevation of Equipment servicing house
• Lowest Adjacent Grade next to house
• Highest Adjacent Grade next to house
• Lowest adjacent Grade of deck or stairs

This data is then compared to the BFE of the coordinates of your structure on a FEMA document known as an Elevation Certificate. This must be completed and certified by a Georgia Registered Land Surveyor, or other Professional authorized by Georgia Law to certify elevation information.

HOW LONG DOES THIS TAKE, AND WHAT DOES IT COST?

The answer to this question depends on many factors. These factors include proximity to flood plain, availability of reference points (benchmarks), the type of structure, etc. Every situation is unique, and we encourage you to contact us directly to discuss your situation. To speak to a surveyor right now, call (770) 888-9880.