Rebuilding after Sandy.

Consider the existing flood maps when rebuilding after Sandy.

After Hurricane Katrina may homes were rebuilt on the southern US coast and inner Gulf Coast areas.  From Louisiana, to Georgia and Mississippi homes were raised to 15 feet above the base flood elevation where the ground level was 8 feet. Most governments and citizens thought a 7 foot height above the ground was enough and safe from future flooding. Homes were completed in 2008 and people in a flood zone of B had flood insurance rates reduced which was the expected result of raising or building to 15 feet at that time.  Then in 2009 suddenly FEMA updates the flood maps in many areas!

Now the Base Flood Elevation (BFE) jumped to 16 feet putting everyone who just finished construction in 2008 under the required height to build.  Who would have thought?  Communities in these areas today are disputing these maps, however the maps are the maps and while the rates are grandfathered they still exceed a reasonable price averaging over $1,000 for at least $100,000 in building coverage with $50,000 in contents.

Fast forward to October 2016,

4 years after Sandy people are either finished or just getting finished with raising their homes.  Rebuilding after Sandy communities from Nassau to Suffolk are using outdated flood maps showing lower flood levels.  Many people in the coastal communities on Long Island have an average Base Flood Elevation of 8 feet.  What most people don’t realize is the flooding from Sandy ranged on average from 8 to 10 feet. Homes are being raised and rebuilt only to the 8 feet plus 2 feet for a total of 10 feet requirement by local governments.

So is the 10 foot (BFE) correct?  The answer is No. Local governments and politicians have closed door agreements with FEMA not to release the new maps.  Why?  Because imagine the cost and time of rebuilding if they did. Here is how the trickle down economics of this work..

1. State and Federal programs have to pay out more in disaster recovery costs
2. Cost of construction will be too high, forcing people who cannot afford this construction out of the area
3. Homes will go vacant and have to be knocked down
4. Houses not built to code compliance will loose considerable value because of
   1. Home Owners and Flood insurance cost
   2. High probability that flooding will happen again within the next 10 years.
5. Tax revenue will be lost from these homes that loose value and go vacant, having a major impact on school funding and government funding for a long time to come.
6. Homes already raised to the basic standard will be undesirable and subject to higher insurance rates.

Overall many mistakes are being made with the post Sandy rebuilding.

If we fail to rebuild correctly we will suffer the same fate as many who are now experiencing increased flood insurance rates in the southern coastal states.  If FEMA releases new maps most of Long Island’s south shore will be subject to this.