Flood insurance in Fort Worth: what homeowners should know

Your homeowners policy and flood are two different policies

The Texas Department of Insurance puts it simply: most home policies don't cover flood damage. Flood coverage is a separate policy you buy on its own.

According to TDI, most Texas home policies do cover things like fire, lightning, theft, and the sudden and accidental release of water. Most don't cover flooding, and they don't cover a slow, continuous leak. Every policy is different, so read yours or ask your agent what yours says.

This matters in North Texas. TDI notes that a wide band called Flash Flood Alley runs through Central and North Texas, and that almost every major city in Texas sits in an area at high risk of flooding. Where it can rain, it can flood.

Flood or burst pipe? Where the water came from matters

The same wet carpet can land under two different policies depending on where the water started.

• Flood. FEMA and the NFIP define a flood as water covering two or more acres of normally dry land, or two or more properties, from things like overflowing creeks and rivers or unusual, fast surface runoff. FloodSmart's rule of thumb is to ask whether the water came from the ground up. Flood insurance covers water that comes in from the ground up.
• Burst pipe, supply line, or water heater. Water that suddenly lets go inside the house is usually a question for your homeowners policy, since most policies cover the sudden and accidental release of water. A small drip that ran for months usually is not covered. Your agent or insurer makes that call.
• Roof leak or wind-driven rain. FloodSmart says an NFIP flood policy does not cover water that comes in from the top down, such as rain blown in by wind or water through a damaged roof. That usually goes back to your homeowners policy and your agent.
• Sewer backup. This one depends on the cause. FloodSmart gives this example: a sewer that backs up during a heavy rainstorm is covered by a flood policy, but a backup caused by clogged pipes is not.

The drying work looks different too. A burst supply line is usually clean water. Outside floodwater is treated as Category 3 water under the industry drying standard, which means more of the wet material has to come out instead of being dried in place. Sewage and Category 3 water · Water damage and drying

NFIP vs private flood insurance

You can buy flood insurance two ways.

NFIP (National Flood Insurance Program). This is the federal program that FEMA manages. You don't buy it from FEMA directly. You buy it through an insurance agent, often the same company that writes your home or auto policy, or through NFIP Direct. FloodSmart says NFIP rates don't change from one company to the next, because every company uses the same pricing. What you pay depends on where your house sits, how it's built, and what it would cost to replace.

Private flood insurance. This is a flood policy written by a private insurance company that isn't sold or backed by the federal government. FEMA's own materials note that private premiums can vary. Some homeowners use a private policy as extra coverage on top of an NFIP policy when their house is worth more than the NFIP building limit. Others use one in place of an NFIP policy.

We can't tell you which one is right for your house. That's a conversation for your insurance agent. If you're comparing the two, ask the agent to put these answers in writing:

• How long is the waiting period before coverage starts?
• What are the building and contents limits?
• What is the deductible for each part?
• What does the policy leave out?
• Does it pay replacement cost or actual cash value?

The 30-day waiting period

A new NFIP flood policy usually starts 30 days after you buy it. TDI makes the same point: most flood policies have a 30-day wait, so don't wait for a storm on the radar to decide.

FloodSmart lists a few exceptions:

• There's no wait if you buy flood insurance while making, increasing, extending, or renewing a mortgage.
• There's no wait if you change your coverage while renewing your policy.
• There's a one-day wait if your property was newly mapped into a high-risk flood zone and you buy within 12 months of the map change.
• There's a one-day wait for flooding caused or worsened by a wildfire on federal land, if you buy within 60 days of containment.

Private flood policies set their own terms, so ask the agent what the wait is on the policy in front of you.

Building coverage vs contents coverage

NFIP flood insurance comes in two parts, and FloodSmart says they're usually bought separately and carry separate deductibles.

Building coverage is for the house itself, up to $250,000 for a home. FloodSmart lists things like electrical and plumbing systems, furnaces and water heaters, built-in appliances like dishwashers, permanently installed carpet, built-in cabinets, foundation walls, staircases, and detached garages.

Contents coverage is for your belongings, up to $100,000. FloodSmart lists things like clothing, furniture, electronics, curtains, a washer and dryer, portable and window air conditioners, and carpet laid over wood floors.

FloodSmart also lists things an NFIP policy does not cover no matter what caused the flood:

• Cash, precious metals, and valuable papers
• Cars and most self-propelled vehicles
• Belongings kept in a basement
• Property outside the insured building, such as landscaping, decks, patios, fences, and swimming pools
• Temporary housing and extra living expenses while the house is repaired

If you have only building coverage, your furniture and clothes aren't on it. If you have only contents coverage, the drywall and flooring aren't on it. It's worth checking which parts you have now. Condo owners have a building policy and a unit policy to sort out, so see condo contents vs building.

How to check your flood zone on the FEMA map

FEMA's flood maps show the flood zone your property is in. It takes about two minutes:

1. Go to FEMA's Flood Map Service Center at msc.fema.gov.
2. Type your street address into the search box.
3. Open the map for your address and find your property. The map shows which zone it sits in.

TDI explains that a designated flood zone is an area with a 1% chance of flooding in any given year. If you're in one and have a mortgage from a government-backed lender, your lender will require flood insurance.

A low-risk zone doesn't mean no risk. TDI and FEMA both say that about 40% of NFIP flood claims come from outside the high-risk flood areas. Maps also get updated. FloodSmart suggests checking once a year, and your city's floodplain administrator can tell you whether a map update is underway.

Water just got in: what to document

Safety first. Call 911 if anyone is hurt or trapped. Don't walk or drive through floodwater. FloodSmart advises turning off electricity and gas before you go back in, and having a qualified person check the house before the power goes back on.

Once it's safe, FloodSmart recommends documenting everything before you clean up:

• Photos and video before anything moves. Take wide shots of each room and close-ups of walls, floors, and furniture.
• The water line. Photograph how high the water reached on walls, furniture, and appliances.
• Serial numbers. Photograph the make, model, and serial number on appliances and electronics.
• Samples. Keep small pieces of damaged carpet, drywall, or insulation.
• Receipts. Save every receipt for emergency repairs and replacement items.
• Report it early. Tell your insurance company about the loss as soon as you can.

A few more points from FEMA and FloodSmart:

• An NFIP adjuster should show you a Flood Control Number card, which confirms they're authorized to work NFIP claims.
• A proof of loss, your sworn statement of the damage, is typically due to the NFIP or your insurance company within 60 days. Check your policy and ask your insurer for your exact deadline.
• Talk to your agent or adjuster before you sign a contract with a cleanup or repair company.
• FEMA disaster assistance is not guaranteed. It only comes with a presidential disaster declaration, and most flood events don't get one.

More on this: Document water damage before cleanup · The first night after water damage

Where PRC fits

We're the crew that works on the house. Here's what we do after water gets in:

• Emergency extraction. We pull out standing water as soon as it's safe to enter. Emergency service
• Drying. We use air movers, dehumidifiers, and air scrubbers, placed where the moisture readings say the house is wet. We take readings every day until the materials hit their dry targets. Water damage and drying
• Rebuild. Once the structure is dry, we put the house back: drywall, flooring, cabinets, and finish work. Reconstruction
• Documentation in whatever form you prefer. That can be photos, moisture readings, equipment records, and a written repair scope. You choose how you want it and who gets a copy.

Here's what we don't do. PRC is not a public adjuster. We don't give coverage advice, and we don't decide or settle what your policy pays. Your agent or your insurer decides coverage. If you're in a coverage dispute, read public adjuster vs restoration contractor. In Texas, you choose the contractor, and an insurance company's preferred list is optional. Program contractors

Already have an estimate that looks thin? Send it for an estimate review.

We work across Fort Worth and Tarrant County. Fort Worth service area

Flood insurance FAQs

Water in the house? Call before it spreads.

The phone is answered 24/7 at 817-632-2522. Text photos to the same number. If anyone is hurt or trapped, call 911 first.

Related

• Water damage and drying
• Emergency service
• Sewage and Category 3 water
• Reconstruction
• Storm damage restoration
• Public adjuster vs restoration contractor
• Condo contents vs building
• Program contractors
• Estimate review
• Document water damage before cleanup
• Ice maker and fridge line leaks
• Project: Dallas Design District flood
• Fort Worth

Sources: FloodSmart: buying flood insurance · FloodSmart: what is a flood · FloodSmart: document flood damage · FloodSmart: start a claim · FEMA Flood Map Service Center · TDI: flood insurance · TDI: home insurance guide · TDI: home, flood, wind

This page is general education, not insurance or legal advice. Read your policy and talk to your agent.