When the Water Flows! | Big Island Flood Zones

When Gilligan and gang landed the SS Minnow on that tropical island, flooding may not have been their chief concern, even though they were certainly prime candidates for dangerous and violent forms of flooding found in coastal zones.

In the Zone

Finding insurance in the so-called “V” or “Velocity” zones may be a bit complicated and sometimes costly, especially when there are obstructions or rooms on the lower level. Most would be surprised to learn that local REALTORS® don’t deal with flood zones that often. Truth is, neither do many insurance agents.

Determining the flood zone is pretty simple. Here on the Big Island, an online search with the address or Tax Map Key (TMK) number is all it takes. In Gillian’s case, if the Powells, Ginger, the Skipper, and friends decide to make their stay more permanent, there are a couple of things that they should consider.

Check the Elevation Certificate

The last round of changes made it critical that a REALTOR® request a “K2” survey showing all improvements on the property along with the elevation certificate in their purchase contract. Elevation certificates indicate the base flood elevation and the height at which the bottom floor of the improvement (the house) is located.

In the past, this was really the only factor an insurance company would consider when pricing a policy. New guidelines add other criteria such as percentage of the time the area floods, cost to rebuild, distance from the water source, and a few others. These apply to every property in any flood zone.

Alphabet Soup of Flooding

Inland properties affected by flood zones have designations beginning with the letter “A”. Water sources in flood zones “A” originate from ponds, streams, or other run-off. If the “V” and “A” designations are followed by another letter, additional analysis has been done to determine flood source and frequency.

Property in “B”, “C”, or “X” zones are generally not considered at risk for flooding and do not require flood insurance. Although I have never seen property designated “B” or “C” on the Big Island, there are certainly properties in zone “X.” As misleading as it seems, an “X” designation is not considered a flood zone.

Until recently, most of Puna (except coastal areas) was in zone “X.” Anyone living off Pohaku Drive near 39th, on parts of 40th, and many parts of Hawaiian Acres can attest that flooding certainly occurs. We’ve certainly seen damage occur to homes completely out of the flood zone. Down-slope property owners near new subdivisions should be aware that chances of surface run-off and flooding change with development.

Am I Covered?

Homeowner’s policies rarely cover general water damage. If your home is low-lying or near an active stream, investing in a flood policy is prudent. Even though the crew of the SS Minnow may not need to worry about a dishwasher, washing machines, or hot water heaters overflowing, these things could be an issue for a normal homeowner’s policy. Don’t assume you are covered.

Here on the Big Island, we are acutely aware that water always goes where it wants to go. Remember, flood policies are not effective during the first 30 days. Ask your real estate “Professor” what issues might pertain to your purchase.

After all, as Gilligan and friends discovered, being stranded on a desert isle can be a wonderful thing as long as you plan for all emergencies!