Daniel Sarnoff, Deputy Village Manager of the Village of Mamaroneck, left; JoAnne Murray, president and owner of Allan Block Insurance Agency, right
By Larry Thaul
An evacuation plan, proper insurance, and structural modifications can help homeowners deal with the risk of flooding during the increasing number and severity of storms in our area according to panelists at the September 12th webinar of the Larchmont-Mamaroneck Local Summit.
Daniel Sarnoff, Village of Mamaroneck Deputy Village Manager, whose responsibilities include flood mitigation, stressed the need for advanced preparation for potential evacuation. He recommended a “Ready to Go” bag of necessities: 1 gallon of water/day, a radio with batteries, external cell phone battery packs, first aid kit, a whistle, moist toilettes, duct tape, dust mask, etc. (for a complete list, see: Ready.Gov/kit )
JoAnne Murray, president of the Allen J. Flood Insurance Agency, Tarrytown, explained that our topography is actually changing given the cumulative effect of residential development on the ground’s ability to absorb rain. For this reason, fully 40% of floods do not occur in flood zones! The attitude of “it won’t happen to me” must be replaced with thoughtful consideration of adding flood insurance to homeowner’s insurance, even for those not located in flood zones. Homeowners should request a ‘flood determination” which will show the nearest flood zone. Separately, renters can purchase contents insurance for their belongings even if the owner does carry flood insurance on the building.
Regarding FEMA flood insurance, Ms. Murray indicated that depending upon the property’s exact longitude and latitude, there can be extremely large variations in policy costs. FEMA will not reconstruct a basement nor pay for a hotel room while a homeowner is displaced. However, it will cover the furnace, hot water heater, and HVAC system. Separate contents coverage is required to cover washer-dryers in the basement. Premiums vary based upon whether your home is in an “A” zone or a “B” zone and coverage can be building-only, building and contents, or just contents.
Homeowners in a flood zone must sign off if they reject an offer of flood insurance. New construction in a flood zone must be built above the established base flood level. Elevating older premises in that area can result in substantial flood insurance premium savings. The federal government will pay up to 75% of the cost of elevating a home based upon its damage history. Buyouts of homes up to 75% of their pre-flood value are based upon NYS-wide values, and thus limited in our high-cost area.
Following a flooding event, Mr. Sarnoff stressed making sure the area is safe to reenter especially if electrical or gas service has been compromised. To prevent losses such as mold forming, remove water at the earliest. Prepare in advance a list of clean up and restoration specialists, plumbers and electricians. Ms. Murray urged homeowners to document contents via photos before a flood and continue through various stages of the loss until work is completed, telling a story. Ask your insurance agent how to handle the claims process. ConEd will only turn service back on once a licensed electrician certifies repairs have been satisfactorily completed.
NYS consumer protection legislation is now pending that will mandate home sellers to make full disclosures of prior flooding events to prospective purchasers. FEMA now requires homeowners to release the Comprehensive Loss Underwriting Exchange report (‘CLUE Report’) to prospective purchasers on request. It shows claims history on the property and is used primarily by insurers in underwriting policies. Under federal law, owners can request a copy of their CLUE report from Lexis-Nexis toll-free at 866-312-8076 or by visiting consumer.risk.lexisnexis.com. Insurers discourage small claims because they add to renewal rate increases. Separately, there is a provision in the tax code allowing for a deduction for property losses which exceed 10% of adjusted gross income (consult your tax advisor for specifics.)
Mr. Sarnoff pointed out that when sunny days return, engineers and architects can help design solutions to prevent future flooding. They can map a plan around the movement of water on your property. Waterproofing walls can help in the search for water entry points since they will turn color upon contact with water.
As waters rise, there are clearly measures we can take as we face the risk of flooding.
The Larchmont/Mamaroneck Local Summit is an informal community council that seeks to make a better life for the community by keeping it informed of major issues of concern. Join us for the next meeting which will be held in person at Westchester Jewish Center, 175 Rockland Avenue, Mamaroneck, NY 10543, on Tuesday, October 10th at 8:00 a.m. where the topic will be “Neighbors Helping Neighbors: Meeting the Needs of Families in Crisis.” Visit us online: www.localsummitlm.org
