When Gilligan and gang landed the SS Minnow on that tropical island, flooding may not have been their chief concern even though they were certainly prime candidates for dangerous and violent forms of flooding found in coastal zones.
Finding insurance in the so-called “V” or “Velocity” zones may be a bit complicated and sometimes costly especially when there are obstructions or rooms on the lower level. Most would be surprised to learn that local REALTORS® don’t deal with flood zones that often. Truth is, neither do many insurance agents. Determining the flood zone is pretty simple. Here on the Big Island, an online search with the address or Tax Map Key (TMK) number is all it takes. In Gillian’s case, if the Powell’s, Ginger, the Skipper and friends decide to make their stay more permanent, there are a couple of things that they should consider.
Get a K2 Survey
Recently updated FEMA flood maps make it critical that their REALTOR® request a “K2” survey showing all improvements on the property along with the elevation certificate. Elevation certificates indicate the base flood elevation and the height at which the bottom floor of the house is located. This applies to any property in any flood zone. Inland flood zone properties have designations beginning with the letter “A”. Zone A water sources originate from ponds, streams or other run-off. If the “V” and “A” designations are followed by another letter, additional analysis has been done to determine flood source and frequency. Property in “B”, “C”, or “X” zones are generally not considered at risk for flooding and do not require flood insurance. I have never seen “B” or “C” properties on the Big Island, but there are many in zone “X”. As misleading as it seems, an “X” designation is not considered a flood zone. Until recently, most of Puna (except coastal areas) was in zone “X”.
Anyone living off Pohaku Drive near 39th, on parts of 40th, and in many parts of Hawaiian Acres can attest that flooding certainly occurs. It’s not uncommon to see flooding in homes completely out of the flood zone. In fact, surface run-off and flooding change with development. Homeowner’s policies rarely cover general water damage. If your home is low-lying or near an active stream, investing in a flood policy is prudent. Even though the crew of the SS Minnow may not need to worry about an appliance overflowing, these could be an issue for the average homeowner. Don’t assume you are covered. Here on the Big Island, we are acutely aware that water always goes where it wants to go. Remember, flood policies are not effective during the first 30 days. Ask you real estate “Professor” what issues might pertain to your purchase. After all, as Gilligan and friends discovered, being stranded on a desert isle can be a wonderful thing as long as you plan for all emergencies!.