Coverage
Flood Insurance
Home insurance does not cover rising water, and nearly a third of federal flood claims come from outside the mapped high-risk zones. We price both the federal program and the private market.
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What flood coverage protects
Building coverage
The structure itself, from the foundation and systems to the finishes, after rising water damage. The federal program caps residential building coverage at $250,000, which many coastal homes have outgrown.
Contents coverage
Furniture, appliances, and belongings, covered separately from the building and capped at $100,000 under the federal program. Some policies are written with building coverage only.
Basement systems
Water heaters, HVAC, and utilities in below-grade spaces, subject to policy terms. Basement coverage is narrower than most owners expect, so we go over those limits before you buy.
Cleanup and mitigation
Debris removal and the steps that limit further damage once the water recedes. This is part of the claim, and documenting it properly is what gets it paid.
Replacement options
Replacement cost or actual cash value, the choice that decides how a claim pays out. We explain the difference before you buy.
Excess flood
Limits above what the federal program will write, for higher-value coastal properties. When a home costs more than $250,000 to rebuild, excess or private flood is how the gap closes.
Code compliance
Coverage toward meeting current elevation and code requirements when a home is declared substantially damaged. Most federal policies include a limit for this, and it matters most where flooding repeats.
Private market options
Private policies can offer higher limits, broader terms, and different waiting periods than the federal program. We price both, because the better answer changes by address.
Who it’s for
Who should carry flood coverage
Coastal homeowners
Storm surge and king tides are a fact of life here, and neither one waits for a named storm.
Low-lying inland properties
Creeks and drainage backups flood well away from any beach, often in neighborhoods no map has flagged.
Mortgaged homes in mapped zones
Your lender will require proof of coverage before closing, and the policy has to be in force by the funding date.
Anyone flooded once before
A second paid claim inside ten years changes how the property is rated and which options stay open to you.
Our process
Three steps, starting with your zone
Send us the address
That is all we need to start. We pull the flood zone, the elevation certificate if one exists, and the loss history before quoting anything.
We price both markets
Limits, waiting periods, and terms differ from one address to the next, so we quote the federal program and the private market side by side and compare them in front of you.
We explain the timing
The federal program usually carries a 30-day waiting period before coverage begins. We go over what the policy covers, what it excludes, and the date it takes effect.
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Common questions
Questions we hear about flood coverage
Not unless a lender requires it. It is still worth pricing, since nearly a third of federal flood claims come from outside high-risk zones.
The federal program caps residential building coverage at $250,000, with contents capped separately. On a home that costs more than that to rebuild, excess or private flood covers the remainder.
It records your finished-floor height against the base flood elevation. That single document affects a flood premium more than anything else on file, which is why it is worth locating before you shop coverage.
Land, landscaping, decks, and pools outside the walls, along with most below-grade finishes. Erosion and land loss are excluded as well, and no flood policy covers them.
The federal program generally applies a waiting period before coverage starts, so buying as a storm approaches does not work. Private policies sometimes differ, and we check that at the quote.
Two paid claims over $1,000 each within any ten-year period make a property a repetitive loss. That affects pricing and opens up mitigation options, and letting coverage lapse in between makes it worse.
Get started
Check my flood zone
Send us the address and a licensed agent will pull your zone and follow up with your options.