Understanding Flood Definitions, First Floor Height, Basements, and Flood Insurance Sales: A Detailed Guide

Flood insurance can be complex. This guide breaks down key concepts based on FEMA's guidelines to help you better understand flood definitions, First Floor Height (FFH), basements, and how to get started selling flood insurance.

What is a Flood?

According to FEMA, a flood is a “general and temporary condition of partial or complete inundation of two or more acres of normally dry land area or of two or more properties (one of which is your property) from:”  

• Overflow of inland or tidal waters.  
• Unusual and rapid accumulation or runoff of surface waters from any source.  
• Mudflow.  

To clarify this definition:

• Two or More Acres: The flooding must affect at least two acres of normally dry land area.  
• Two or More Properties: Alternatively, the flooding must affect two or more properties, and one of them can be your property.  
• Mudflow Defined: Mudflow is a river of liquid and flowing mud on normally dry land, often when earth is carried by a current of water. It's important to note that other earth movements like landslide, slope failure, or saturated soil mass moving by liquidity down a slope, are not mudflows.  
• Not Weather-Related: It’s important to note that floods can result from non-weather-related events. For example, water main breaks and fire hydrants are examples of water from sources other than weather-related. 
• Tsunamis: Tsunamis are a form of flooding and can occur in any coastal area.  

Understanding First Floor Height (FFH)

First Floor Height (FFH) is the height of a building's lowest floor above the adjacent grade or ground level, measured in feet. Determining the correct FFH is crucial for flood insurance rating and risk assessment. The measurement varies significantly depending on the building's foundation type.  

• Slab on Grade (Non-Elevated): For buildings constructed on a slab-on-grade foundation, where the concrete slab is laid directly on the ground, the top of the slab is used for the FFH measurement.  
• Basement (Non-Elevated): In the case of a building with a basement (where the floor level is below ground level), the top of the next higher floor is used for the FFH measurement.  
• Elevated without Enclosure on Posts, Piles, or Piers: If a building is elevated without any enclosure beneath it, supported by posts, piles, or piers, the first elevated floor is used for the FFH measurement.  
• Elevated with Enclosure on Posts, Piles, or Piers: This is where it gets more complex, and the determination depends on whether the building is Pre-FIRM or Post-FIRM:  
  
  • For Pre-FIRM buildings in any flood zone, or in specific Non-SFHA (Special Flood Hazard Area) zones like unnumbered A, A99, AO, AR/AO, or unnumbered V, use the enclosure floor for the FFH measurement.  
  • For Post-FIRM buildings, if the building is in specific flood zones such as A1-A30, AE, AH, AR, AR/A, AR/AE, AR/AH, AR/A1-A30, V1-V30, or VE, use the elevated floor for the FFH measurement.  
• Elevated with Enclosure on Solid Foundation Walls: Similar to the previous point, the FFH measurement here depends on whether the building is Pre-FIRM or Post-FIRM, following the same rules.  
• Elevated or Subgrade Crawlspace: For buildings with elevated or subgrade crawlspaces, the first floor above the crawlspace floor is used for the FFH measurement.  

Key points to remember about FFH

• FFH is fundamentally the difference in height between the first floor of the building and the grade (ground level) next to the building.  
• The building’s foundation type is the primary factor that determines which floor level is used for the FFH measurement.  

Basement Considerations

The definition and treatment of basements in flood insurance have specific nuances. Here's a breakdown:

• Definition of a Basement: According to the reference document, a basement is defined as any area of a building, including any sunken room or sunken portion of a room, that has its floor below ground level on all sides.  
• Sunken Rooms and Basements: The document clarifies that sunken rooms could be considered a basement. To determine this, it's important to consider:  
  
  • Measure from the bottom of the window to the sunken room floor.  
  • From the outside, measure the bottom of the same window to the ground.  
• Walkouts and Basements: The document distinguishes between basements and walkout areas. If the floor is below ground level on only three sides, it is not considered a basement. This distinction is important for coverage limitations.  
• Flood Insurance Coverage in Basements: Flood insurance coverage in basements has specific limitations:  
  
  • Coverage is primarily focused on building items.  
  • Coverage extends to machinery and equipment items that service the building, such as sump pumps, hot water heaters, and furnaces.  
  • The only contents items that are covered are:  
    
    • Portable air conditioning units
    • Washers
    • Dryers
    • Food freezers and the food within them.  
• Additional Considerations:
  
  • Basements with egress (an exit) are still considered basements.  

Clarification of Key Terms

• Pre-FIRM and Post-FIRM: Pre-FIRM refers to buildings constructed before the implementation of the first Flood Insurance Rate Maps (FIRMs) in a community.
• Special Flood Hazard Area (SFHA): A Special Flood Hazard Area (SFHA) is an area at high risk of flooding, as defined by FEMA.
  

Expanded Coverage Information

While we've mentioned what's covered in basements, it's crucial to clarify in more detail what flood insurance typically does and does not cover, both generally and specifically within basements.

General Flood Insurance Coverage

Flood insurance is designed to cover direct physical losses to your property caused by a flood. This typically includes:

• Building Coverage: This covers the structure of your home, including the foundation, walls, flooring, electrical systems, plumbing, and attached fixtures.
• Contents Coverage: This covers your personal belongings, such as furniture, clothing, and electronics.

Flood Insurance Coverage in Basements

Coverage in basements has limitations due to their increased vulnerability to flood damage.

Covered Items

Typically Not Covered Items

Flood insurance typically does not cover:

• Personal belongings such as furniture, clothing, and electronics.
• Finished walls, floors, and ceilings.
• Improvements and alterations.

Risk Mitigation Tips

Homeowners in flood-prone areas or those concerned about potential flood risks can take several proactive steps to reduce their vulnerability and minimize potential damage. Here are some key flood mitigation tips:

• Elevate Utilities: One of the most effective ways to protect your home is to elevate critical utilities above the base flood elevation. This includes:
  
  • Electrical systems: Raise electrical panels, wiring, and outlets above flood levels to prevent damage and electrical hazards.
  • HVAC systems: Elevate heating, ventilation, and air conditioning equipment to avoid costly repairs or replacements after a flood.
  • Plumbing systems: Protect water heaters, furnaces, and other plumbing fixtures by elevating them or relocating them to higher floors.
• Install Flood Vents: For homes with enclosed areas like crawlspaces or basements, installing flood vents is crucial. These vents allow floodwater to automatically enter and exit the enclosed area, equalizing hydrostatic pressure and reducing the risk of structural damage.
• Use Flood-Resistant Materials: When building or renovating in flood-prone areas, utilize flood-resistant materials. These materials are designed to withstand prolonged contact with floodwater and minimize damage. Examples include:
  
  • Closed-cell foam insulation: This type of insulation absorbs less water than traditional fiberglass insulation.
  • Waterproof membranes: These can be used to protect walls and floors from water intrusion.
  • Concrete or masonry: These materials are more durable and resistant to water damage.
• Seal Walls: Apply sealants to walls to prevent water from seeping through cracks and openings. This is particularly important for basement walls.
• Improve Drainage: Ensure that the area around your home slopes away from the foundation to direct water away from the building. Maintain clear gutters and downspouts to facilitate proper drainage.
• Install Backflow Valves: Protect your plumbing system from sewer backup by installing backflow valves. These valves prevent floodwater from entering your home through sewer lines.
• Consider Dry Floodproofing: For some non-residential buildings, dry floodproofing techniques can be used. This involves sealing walls with waterproof materials, installing flood shields for doors and windows, and reinforcing walls to withstand flood forces. However, this method requires careful engineering and is not typically recommended for most homes.
• Create an Emergency Plan: Develop a family emergency plan that includes evacuation routes, communication strategies, and procedures for protecting valuable belongings. Store important documents and valuables in waterproof containers.
• Regular Maintenance: Routinely inspect and maintain flood protection measures, such as flood vents and sump pumps, to ensure they are functioning properly.

It’s Time to Protect Your Property

Understanding the nuances of flood definitions, First Floor Height, basement considerations, and flood insurance coverage is essential for both homeowners and those involved in the insurance industry. 

By familiarizing yourself with FEMA's guidelines and implementing proactive risk mitigation measures, you can better protect yourself and your property from the potentially devastating effects of flooding.

Don't wait until it's too late to secure your financial protection against flood damage. Get in touch with our team today for a free, no-obligation flood insurance quote and take the first step towards safeguarding your investment.