Flood Hazard ☘ What you should know and do ☘ Hoey Team ☘ eXp Realty

Dated: 08/30/2019

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What Causes Flooding?

Because of the low land elevations and the high water tables over much of Collier County, flooding is likely to occur in some areas during summer showers and thunderstorms.

A storm with a considerable amount of rain in a short period of time will cause flooding in low-lying areas throughout the County.

Low-lying areas may not be able to absorb all of the rainwater and often the canal network and drainage ditches will take time to alleviate the flooding conditions.

The key is to understand general flood safety actions and flood hazards.

For hurricane preparedness, please see our other blogs.

Flooding Safety Actions

1. Never play in flooded areas where hidden sharp object, electrocution, and pollution are serious hazards.

2. Never drive into moving water. If you cannot see the roadway beneath the water, do not drive through it. The water may be deeper than it appears.

3. Do not use food that has come in contact with floodwaters.

4. Report downed power lines to Florida Power and Light or the local law enforcement authorities.

5. Keep tuned to local radio and television stations for flood warnings and information on emergencies.

6. Consider purchasing flood insurance for your home and belongings.

Collier County Flood Hazard Information

In 2012, the Federal Emergency Management Agency (FEMA) mapped the County’s floodplain and it is illustrated on a Digital Flood Insurance Rate Map (DFIRM).

The County’s DFIRM became effective on May 16, 2012.

A simplified version of the DFIRM is available for viewing and it can assist in determining the approximate flood zone for a street address.

It can be accessed on the County’s webpage Here.

For assistance with the DFIRM, call the County’s Floodplain Management Section Information Hotline at (239) 252-2942 or email at floodinforequest@colliergov.net

The floodplain, also referred to as the Special Flood Hazard Area (SFHA), consists of all flood zones that start with the letters “A” or “V”. Flood insurance is required for buildings in the SFHA if there is federal funding associated with the building (e.g. a federally backed mortgage).

The following are descriptions of the County’s flood zones:

VE flood zone — Located along the coastline, this area requires special elevated building construction at or above the calculated flood elevation. This is a high risk area for damaging wave action where waves are three feet or higher.

AE flood zone — Inland from the VE flood zone, this area allows standard building construction at or above the calculated flood elevation. Generally speaking, the AE zone is located west of, or within one mile of US-41, but there are areas where the zone extends further inland. In coastal surge flooding AE zones, the wave height is less than three feet. In interior rainfall-induced flooding AE zones, the water depth is three feet or greater.

AH flood zone — Inland from the coastal AE flood zone, this zone represents shallow flooding from rainfall and allows standard building construction at or above the calculated flood elevation. Generally speaking, the AH zone is located east of the coastal surge AE flood zone and covers a large portion of the interior area of the County.

• Approximate A flood zone — North and east of Immokalee are a very large regions of the County that FEMA has determined is likely to have flooding impacts, but they have not completed any detailed studies to determine flood elevations. Flood insurance is required and is very expensive. A unique feature of the Approximate A flood zone is the requirement that a developer of property of 5 acres or 50 lots or greater, whichever is applicable, must undertake the engineering effort to calculate the region’s flooding elevation.

• X flood zone — This area represents lands with elevations higher than the calculated flood elevations, is deemed outside the FEMA designated area of coastal flooding, no flood elevations are established, and flood insurance is not required. However, flood insurance is available and at greatly reduced rates.

What About Flood Insurance?

Losses due to flooding are not covered under standard homeowners insurance.

Residents of Collier County and the incorporated cities can protect their homes, businesses, and contents through the National Flood Insurance Program (NFIP) or private flood insurance companies.

Flood insurance pays for covered damage without requiring a federal disaster declaration.

For new policies, there is generally a mandatory 30-day waiting period before coverage goes into effect.

According to the NFIP, there is a 26% chance of a property experiencing a flood during the life of a 30-year mortgage.

If a property is located within a Special Flood Hazard Area and receives any form of federal or federally related financial assistance (e.g. mortgage), the owner is required to purchase flood insurance.

Note that Collier County contains some undeveloped coastal barrier areas where flood insurance is not available.

If you currently have flood insurance, contact your insurance agent to make sure your coverage is adequate and up-to-date.

The following limits of insurance are available through the NFIP:

Coverage Amounts Available & Type of Structure

Building/Contents Residential $250,000/$100,000

Non-residential $500,000/$500,000

Floodplain Development Permit Requirements

As a NFIP community, all development in Collier County’s regulated floodplain must be reviewed for compliance with local, state, and federal standards.

This ensures that projects do not increase the flooding potential of other properties.

If your home or business is located within a flood zone starting with a letter “A” or “V” and does not meet the current flood elevation, the cost to repair damage or make improvements must be evaluated using the 50 percent rule.

If the cost of the job exceeds 50 percent of the market value of the building, it is considered a substantial improvement or substantial damage and must be brought up to current floodplain management construction standards.

Collier County has qualified personnel available to provide flood protection information, such as:

• Digital Flood Insurance Rate Map information,

• Flood insurance information,

• Site visits to discuss possible flood protection measures,

• Property protection information, and

• Review and critique of retrofitting plans prior to submittal.

Check with Collier County Growth Management Department at 239-252-2400 before you build or improve a structure, excavate, alter, re-grade, fill, dredge, or construct a seawall on your property.

Information on Retrofitting Your Home

Retrofitting means making changes to an existing building in order to protect it from flooding or other hazards, such as high winds, and it is an important tool in hazard mitigation.

Examples of retrofitting techniques include elevation of a structure, floodproofing (wet or dry), demolition, relocation, and construction of barriers such as levee or floodwalls.

Financial assistance for retrofitting projects can come in the form of loans, grants, and insurance payments.

The assistance goes to individual property owners, communities, and states.

Programs such as the FEMA’s Hazard Mitigation Grant Program and the Flood Mitigation Assistance Program are designed to financially assist property owners with retrofitting projects.

For additional retrofitting information and assistance, contact the County’s Floodplain Management Section.

Dumping and Drainage System Maintenance

It is illegal to dump debris, vegetation, etc. into any canal, ditch, or water body in Collier County.

Debris dumped into a channel degrades water quality and limits the volume of the waterway.

If you see anyone dumping illegal materials into a waterway, call the Code Enforcement Division at 239-252-2440.

If you see a canal, ditch, culvert, or roadside swale that needs to be cleaned call the Road Maintenance Division at 239-252- 8924.

If you see a broken silt fence at a construction site, call Engineering Inspections at 239-252-2391.

Collier County Storm Surge Risk map:

Article content from Collier County Government; Southwest Florida and from our personal experiences. In 2017 we had Hurricane Irma come through; Barry & Kim encountered a large amount of damage at the time as the eye passed over us, it was the worst recorded hurricane in history, at the time, then Michael hit the Panhandle, where building codes were not as strengent and where we witnessed more damage than we had in SWFL.  Now we have Hurricane Dorian coming to Floridas East Coast probably as a catagory 4.

Also; please check out the other blogs, and tabs to many other Links, Updates, Reports & Stats that we have here on our informational website.  

We hope that you find the information useful.  If you have any questions, please do not hesitate to contact Barry or Kim with the Hoey Team  brokered by eXp Realty

Email us at Barry@SWFLLuxury.Com  or KimZuponcic@Gmail.com or Call/Text the Hoey Team ☘ at:  (239)-360-5527 

“Please Share this and our informational website with anyone who you think the info will help. 

Feel free to refer any family or friends; it is the greatest compliment that you can give to us; we really appreciate referrals from Past Customers, Friends and Fellow REALTORS, who we help in any way we can. 

Most of our business is referrals by word of mouth; from past Sellers and Buyers who we have helped; please ask for and check out our testimonials and Sales Stats.  Thanks, Barry & Kim 

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Barry and Kim with the Hoey Team ☘

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