9/6/2023 0 Comments Houston flood plain![]() It is anticipated that the new rainfall totals will be finalized in late 2018 or early 2019 and will result in greater base rainfall intensity values for the area. These rainfall values have become the standard precipitation dataset used for FEMA studies in other states and are typically used to develop rainfall data used in local drainage studies. In developing these new regulations, the City has also considered the NOAA Atlas 14 rainfall values that have been released in draft form for the State of Texas and are currently in technical peer review. The new regulations will take effect Sept. The more expansive regulated area, referred to as the “Houston Special Flood Hazard” area, includes FEMA flood zones A1-30, AE, AH, A, A99, X (shaded), and AO. Other notable changes include requiring new and substantial improvements to critical facilities built in the 500-year floodplain to be built or floodproofed to 3-feet above the 500-year floodplain elevation and expanding the City’s Zero Net Fill requirement to the 500-year floodplain for all new development and substantial improvements. The FEMA 500-year floodplain refers to the limits of flooding from a rainfall event with a 0.2 percent chance of being equaled or exceeded in a given year. On April 4, the Houston City Council voted to modify regulations within Chapter 19 of the City Code of Ordinances to require new and substantial improvements (expanding an existing building footprint by 33 percent or more) to buildings within the 500-year floodplain be built two feet above the adjacent FEMA 500-year floodplain elevation. The regulations were updated to better ensure the welfare and safety of the public and to increase the resiliency of communities as they recover and prepare for future rainfall events. The flood damages have resulted from major rainfall events Hurricane Harvey (2017), the 2016 Tax Day Flood, and the 2015 Memorial Day Flood. Richīe sure to check my website for neighborhood, info, prices, location, history and more.The City of Houston recently updated floodplain regulations after massive flooding and damages occurred throughout Harris County and surrounding areas in recent years. If I, or my partner LInda Miner can be of help, please call. With this, the buyer was able to get a reasonable flood rate. The first thing we did after listing the house was to order an elevation certificate on the property. I recently sold a townhome in Timbergrove Manor. Just put in your address and see where it is. You can look to see how a property relates to the flood zone with this Flood Zone Tool. If a home you are interested in is in a flood zone, ask for the elevation certificate. ![]() The flood elevation certificate is the key to sorting this out. Selling your home becomes more difficult too. There are homes that have never flooded, but if the new flood zone maps put them in the flood plain, getting flood insurance (required if you have a mortgage) becomes more expensive. You can find very similar homes just a block apart, but if one is in the flood plain, flood insurance rates can be wildly different. There is only a small portion in the 100 year flood plain, but you should aware of where that it. Oak Forest is a good example of where to be aware. It is the older homes, sitting flat on the ground that have to pay much higher rates. The builders just have to build the living areas above the flood level. ![]() A good portion of Shady Acres is in the flood plain, but new construction is everywhere. This is not to scare you off, but to make you aware. I am grappling with the decsion on what/where to buy a weekend home in Galveston. They have gone up and are being threatened with more increases. ![]()
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