My property shows multiple flood zones. What does this mean?

Flood zones don't always align to property boundaries, especially in hilly or coastal areas. When there are existing structures on a property, chances are that structure was built on a part of the lot that keeps it out of the most flood-prone areas. Flood zones are always changing, though, so it's important to pay attention if your property is in a questionable area.

Although the flood information section usually shows a singular flood zone for a property, all valid flood zone types that overlap with a property are shown in descending order of applicability. Frequently the secondary flood zone areas overlap a corner or edge and can usually be ignored but are included in the lists for completeness sake. These areas may not affect the flood insurance coverage but may affect future construction decisions (such as adding an ADU) so it's important to keep the information in mind. The best thing to do if you see multiple flood zone types listed for a property in the property report is to toggle the map display to add the flood zone coverage. This will give you a more precise idea of where one zone stops and another starts. If you combine the flood zone coverage with the aerials or the street map you should be able to see the building footprint through the flood zone areas to give you a better idea of exactly where the building lies on the lot. Typically the flood zone where the building is located will be used to determine flood insurance requirements.

Often properties with multiple zone types on a property will show a Letter of Map Change (LOMC). A LOMC is a review conducted by FEMA that fine-tunes the flood zone areas shown on the map. If a LOMC document is shown in the flood information area of a property report, you should take the time to read through it. Frequently a LOMC will state specifically whether the building is inside or outside of a special flood hazard area (SFHA). This should override any confusing map situations. If there isn't a LOMC but you think the zone type is wrong, you can apply to FEMA to have a review done.

As you have probably figured out, finding out definitive flood risk information can be confusing so if you are uncertain about anything it is best to consult either FEMA directly or a qualified insurance agent. Links to these groups are provided in the flood information section.