FAQs about Maps Changes

Flood risk maps, also known as Flood Insurance Rate Maps (FIRMs), are important tools in the effort to protect lives and properties in Manatee County.  They indicate the risk for flooding throught the county.  However, the current maps are out of date.  Some formerly rural areas were never mapped in detail, and other areas haven't been re-mapped in more than 28 years.  Over time water flow and drainage patterns have changed dramatically due to surface erosion, land use and natural forces.  The likelihood of inland, riverine and coastal flooding in certain areas has changed along with these factors.

While many areas of the county was not nor will be restudied, simply by having better topographic data, flood zones may change.

Manatee County's flood map update project is a joint effort with Federal Emergency Management Agency (FEMA) in cooperation with Southwest Florida Water Management District and the cities of Bradenton, Palmetto, Bradenton Beach, Holmes Beach, City of Anna Maria, and a portion of the Town of Longboat Key.

Flood risk maps, also called Flood Insurance Rate Maps or "FIRMs" are used to determine the flood risk to your home or business.  The low- and moderate-risk zones are reprresented on the maps by the letter "X". The inland high-risk zones will be labeled with designations such as "A" or "AE", and coastal high-risk zones that have additional risk from storm surge will be labeled "VE".

• Digitized access to flood risks. The production of paper maps was discontinued by FEMA on October 1, 2009.
• Updating and sharing community information on a digital map will be substantially a more efficient process than what is currently in place.
• The degital map will have a greater degree of accuracy in order to make better financial decisions about protecting property.
• Community planners and local officials will have a greater understanding of the flood hazards and improve local planning activities.
• Builders and developers will have more detailed information to design and construct for the local flood hazard areas.
• Insurance companies and lending institutions will have easy online access to updates and upcoming changes in order to serve their customers and community more efficiently.

A floodplain is the part of the land where water collects, pools, and flows during the course of natural events.  Such areas are classified as Special Flood Hazard Areas (SFHA), and are located in a 100-year flood zone.  The term "100-year flood" is a little confusing.  It is the flood elevation that has a one (1) percent chance of being equaled or exceeded each year; it is not the flood that will occur once every 100 years.  The likelihood of a flood occurring within a 100-year stretch of time is very, very high, but there's no way to predict when the next flood will occur - or the one after that.  The "high-risk" zones are classified as an A, AE, or VE zone.  Low- and moderate-risk zones are designated as X zones on the new maps.

This information may be on your survey under the comment section.  An insurance agent can assist you with this information.  Land information maps showing flood zones are available on the county website www.mymanatee.org for general reference only.  Select "MAPS" on the county home page.  For more detailed information contact the Building & Development Services Department Floodplain Section.

Each community in Manatee County will be affected differently by the same map changes.  There will be some properties that aren't affected - their risk remains the same.  Other properties will now be mapped into a higher-risk zone and/or show a new base flood elevation (the height of the flood that has a one (1) percent chance of occurring in a give year in feet above mean sea level).  Some properties will be mapped into a lower-risk zone than before.

If the new maps - once adopted - indicate the building on your property is now at a higher risk for flooding, you will be required to purchase a flood policy if you carry a mortgage from a federally regulated lender.  If you do not have a mortgage, it is still recommended that you purchase flood insurance.  Over the life of a 30-year loan, there is a 26 percent chance that a home in a high-risk area will experience flooding. And most homeowners insurance policies do not provide coverage for damage due to flooding.

If your building is moved into a high-risk area, there are lower-cost options available through the National Flood Insurance Program (NFIP) "grandfathering" rule.

When a property moves to a low- or moderate-risk zone, there is no longer a federally mandated requirement to purchase flood insurance.  However, the risk has only been reduced, not removed.  Approximately 20 to 25 percent of all flood insurance claims come from the low- to moderate-risk zones.  Flood insurance is still recommended.

The National Flood Insurance Program (NFIP) has "grandfathering" rules to recognize policyholders who have built in compliance with the flood map in place at the time of construction or who maintain continuous coverage.  These rules allow such policyholders to benefit in the premium rating for their building.  However, property owners should always use the new map if it will provide you with a more favorable premium. 

When new draft maps are released to the pubic, there will be a 90-Day Appeal and Protest period.

• During this period, citizens will have the opportunity to submit technical and/or scientific data to support a claim that their property has been improperly placed in a high-risk area.
• If you have better information, such as an elevation certificate, topographic map or detailed hydraulic or hydrologic data, then you may appeal the flood risk indicated by the new maps.

More details on this process will be available once the draft maps are produced.

The preliminary maps have yet to be released to county officials and the public.  The tentative adoption of the maps is in the Spring 2013.  Again, this is subject to change.

Additional information can be found on the following:

• FEMA web site on Mapping: www.fema.gov/fhm
• For general information about flood insurance: www.floodsmart.gov