Do I Need Flood Insurance Outside a High-Risk Flood Zone?

You may not live near the coast. You may not see "Zone AE" stamped across your mortgage documents. Or maybe no lender has ever required you to carry flood insurance at all. So you might assume you're safe. But here in Florida, this assumption can cost you.

The truth is: flooding can happen anywhere it rains. And in a state known for flat terrain, powerful storms, and sudden downpours, the flood risk extends well beyond FEMA's high-risk flood zones. If you're a Florida homeowner, it's worth asking yourself: Am I protected from flood damage?

If the answer is no, here's why it's smart to consider a separate flood insurance policy – no matter where in the state you live.

The Surprising Reality of Flooding in Florida

Floods don't follow FEMA maps. In fact, more than 40% of all flood claims filed through the National Flood Insurance Program (NFIP) come from homes outside high-risk flood zones.

Some of the worst flooding in recent Florida history has occurred in inland communities, far from beaches or bayfronts. Just last year, during Hurricanes Milton and Helene, severe flooding reached communities like Lakeland and Bartow – approximately 40 miles inland from Tampa – highlighting the serious flood risk heavy rainfall can pose far from the coast. Flooding isn’t limited to hurricane season either. In April 2023, a one-in-1,000-year rain event brought historic flash flooding to Fort Lauderdale, shutting down the airport and stranding residents citywide.

And then there’s the cost of cleanup. Just 1” of floodwater can cause over $25,000 in damage, according to FEMA. Without a separate flood insurance policy, those repairs likely won't be covered. This highlights the importance of understanding Florida flood risk in all flood zones.

Understanding FEMA Flood Zones in Florida

You may have heard the term “flood zone” tossed around – especially during hurricane season – but what does it actually mean? And how does it affect your home’s flood risk?

Every Home in Florida Is in a Flood Zone

Let’s clear up one big misconception: there’s no such thing as being “outside a flood zone.” Every property in Florida is mapped by FEMA into a flood zone – it’s just a question of how much risk your area has.

Flood zones are grouped into categories based on the likelihood of flooding in a given year:

• High-Risk Flood Zones (Special Flood Hazard Areas): These include Zones A, AE, AH, AO, and VE. If your home is in one of these zones and you have a federally backed mortgage, flood insurance is typically required.
  These areas have a 1% or higher chance of flooding each year, sometimes called the “100-year floodplain.”

• Moderate- to Low-Risk Zones (Zone X): Most Florida homeowners fall into this category. Here, flood insurance is optional but still strongly recommended. The risk is lower – but not nonexistent. In fact, nearly half of all flood claims to the NFIP come from these lower-risk zones, making Florida flood risk in low-risk flood zone properties a serious consideration.

• Zone D: Rare in Florida, Zone D refers to areas where flood risk hasn’t been studied or mapped. This is more common in remote or undeveloped regions.

FEMA updates its flood maps periodically, but changes can take years depending on new data, development, and community input.

The Catch: Low-Risk Doesn’t Mean No Risk

Living in a Zone X area may give you peace of mind – but those feelings can be misleading. Florida’s flat terrain, heavy rainfall, rising groundwater, and overflowing canals, lakes, and rivers mean flooding can happen almost anywhere, especially after a major storm.

Understanding Florida flood risk in low-risk flood zone areas is crucial, as these regions are not immune to damage. And when it happens, homeowners without flood insurance are often left paying for repairs out-of-pocket.

Real-World Scenario to Consider

Let’s say your home sits in a Zone X neighborhood just outside Tampa. You’re not required to carry flood insurance, so you never really considered it. But after a stalled tropical system dumps a foot of rain in a few hours, the retention pond across the street spills over. Water rushes down your driveway and into the garage, damaging your drywall, electrical systems, and the washer and dryer. You file a claim with your homeowners insurance company – only to find out flood damage isn’t covered.

This scenario is more common than you might think. The only way to cover damage from rising water outside the home is with a separate flood insurance policy. Even homes facing Florida flood risk in low-risk flood zone areas can suffer major financial setbacks.

FAQs: Florida Flood Risk in Low-Risk Flood Zones

Still unsure whether flood insurance is right for you? You’re not alone. Many Florida homeowners have questions about flood coverage, cost, and whether it’s really necessary if they’re outside a high-risk FEMA flood zone. Here are some common questions – and clear answers – to help you decide.

Q: What online resources can I use to learn more about my flood risk?

There are several trusted tools available to help you better understand your flood risk and zone. Here are a few good places to start:

• What’s your flood risk? (NFIP) – Enter your ZIP code to see your risk level.
• What are flood zones and maps? (NFIP) – Learn how flood zones work and what they mean for you.
• Historical NFIP flood claims (NFIP) – A graphic look at flood trends over time.
• FEMA flood map service center – Enter your address and use FEMA’s how to read your flood map instructionsto discover your flood zone.  

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Q: Isn’t flood insurance just for coastal homes?

No. While coastal properties face obvious storm surge risks, inland areas can flood from heavy rainfall, overflowing canals, or blocked drainage systems. This makes understanding Florida flood risk in low-risk flood zone areas all the more important.

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Q: How do I buy flood insurance?

Flood insurance is a separate policy from your homeowners insurance. In Florida, you can purchase it through the National Flood Insurance Program (NFIP) or, in some cases, from private carriers. If you’re an Edison Insurance Company policyholder, talk to your insurance agent to review the options available to you.

Q: Is flood insurance expensive?

Rates vary based on your location and risk level, but for homes in lower-risk areas, flood insurance can be surprisingly affordable. Plus, the cost of going without coverage can be much higher.

Q: Will my Edison homeowners policy cover flood damage?

A standard homeowners policy from any insurer, including Edison Insurance Company, does not cover flood damage. To protect against flood damage, you need a separate flood insurance policy. It’s as simple as that.

Why the Risk of Flooding in Florida Shouldn’t Be Ignored

You don’t need to live on the water to experience flood damage. And you don’t need to be in a high-risk flood zone to need flood insurance. With Florida’s unpredictable storms and rising water threats, protecting your home against flooding is simply smart.

If you’re unsure about your flood zone or current coverage, talk to your Edison agent. They can help you understand your flood risk and explore your flood insurance options. And, if your home is not yet insured by Edison, get started with a quick and easy online quote.

Don’t wait until floodwater is at your doorstep. Make sure you have a flood insurance policy to protect against Florida flood risk in low-risk flood zone areas.