Robert Perry, CFM
WV NFIP Coordinator (Counties)
Phone: 304) 965-2331
Fax:(304) 965-3216 rperry@wvdmaps.gov

Tim Keaton, CFM
WV NFIP Coordinator (Municipalities)
Phone: 304) 965-2331
Fax:(304) 965-3216 tkeaton@wvdmaps.gov

1. What risk zone is the building in (on the Flood Insurance Rate Map, or FIRM)?

There are three types of risk zones on the FIRM that are used in determining the insurance premium:

Areas of minimal flood risk. These are the X-zones on recent maps and C zones on holder maps. The X-zones include areas with 0.2% annual risk, formerly known and mapped as B-zones. The B-zones have been rolled into the X-zone category. Properties in B, C or X zones may qualify for a Preferred Risk flood insurance policy. Check the FEMA/NFIP webpage for more about the Preferred Risk Policy.

Areas at risk from water with little or no waves (not exceeding three feet crest height). These are the A-zones on both new and old maps.

Areas at risk from water that has waves three feet or higher. The wave action imposes a different force on a structure than water without wave action. These are the V-zones, typically found along coastlines and lakeshores.

2. How many times has the building flooded?

Strange as it may seem, the flood history of a structure has no bearing on the flood insurance premiums in special flood hazard areas (A and V zones). At worst, a history of flooding will disqualify a property in a minimal risk zone (B, C or X) from obtaining a preferred risk policy, but it will not otherwise affect the premium for a standard flood insurance policy in those zones.

3. How old is the building, and how high?

The absolute age of the building is not significant. What matters is whether the building is older than the flood map. Buildings that were built before the community got its first FIRM can be insured at a federally subsidized PreFIRM rate. For PreFIRM-rated buildings, the height of the floor above or below BFE is not a factor. The PreFIRM rate is about 30% more than the PostFIRM building built at BFE, all other things being equal. For example, for $100,000 of building coverage on a single-story home with no basement, in an A-zone, if the PreFIRM rate were $625, the PostFIRM rate for a building at BFE (plus or minus 6 inches) would be $521. Owners of PreFIRM buildings can elect to be insured at the PostFIRM rate if they obtain an elevation certificate showing the structure is at, above or less than 6 inches below the hundred year flood level shown on the map. You do not lose a PreFIRM rate if the elevation certificate shows the building is well below BFE.

Buildings that were built after the community got its first FIRM must be insured at the PostFIRM rate, with some exceptions given for changes in the maps. For PostFIRM rating, the elevation in relation to BFE is important, as is the risk zone (A or V).

4. Is the building used for residential or non-residential purposes?

The following chart shows a comparison of average premiums for buildings without basements, based on occupancy type. This table was taken from, and should be found also found on, the FEMA website at http://www.fema.gov/nfip/avgcost.shtm.

Occupancy Type - Coverage - Premium*
Single family - $125,000 - $620
Two to four family - $150,000 - $690
Other residential - $200,000 - $1,460
Non-residential - $250,000 - $1,775
*May 1, 2004

Information courtesy of www.louisanahouse.org hosted by the LSU AgCenter.