A Federal Emergency Management Agency insurance specialist is to be on hand Wednesday at a workshop for property owners who find themselves in the Carson Valley floodplain beginning in January.
Douglas County Community Development Director Mimi Moss said 4,000 notices had been sent to property owners, the vast majority of whom will be in the floodplain for the first time, and required to purchase flood insurance.
She emphasized that Wednesday's meeting is an opportunity to inquire about insurance rates and how remapping might affect them.
"FEMA has determined this is a new floodplain and Wednesday's meeting is not the time to argue whether or not your property should be in it. Our appeal process is taking care of that," Moss said.
The county has appealed FEMA's inclusion of the parcels on the east side of Carson Valley, but the federal agency has refused to remap the 4,000 acres.
The county objected to the federal government's mapping technique and lack of cooperation with local officials.
The county has filed a federal lawsuit to delay implementation, but property owners still must comply with flood insurance regulations pending the appeal.
An open house at the CVIC Hall in Minden will be held from 4:30-6 p.m., followed by the meeting.
Real estate and insurance agents are invited to a 9-11 a.m. meeting at the CVIC Hall, also open to the public.
"A lot of the people don't understand what to disclose to property owners, or how they go about getting their clients grandfathered in for lower rates," she said.
Officials are recommending property owners purchase flood insurance as soon as possible to take advantage of substantially lower rates for at least the first year.
To qualify, a property owner must purchase flood insurance before the new maps take effect Jan. 20. Moss said it can take up to 30 days for the insurance to take effect after purchase.
She said the insurance specialist will be able to answer questions about rates and policies.
County engineer Mahmood Azad and building official David Lundergreen also will be on hand.
Inclusion in the floodplain means that homeowners must purchase flood insurance for their parcels that can add $800-$900 a year to premiums.
Moss said a few property owners discovered they have been removed from flood plain in the new maps.
She said the county has been deluged with phone calls and office visits from residents checking the status of their property.
"For the most part people seem satisfied with the information we're giving them. They're not happy, but they understand," Moss said.
She asked that if residents have questions, they bring their notices Wednesday to make it easier to identify their parcels. Maps will be available for inspection.
DETAILS
A FEMA flood insurance rate specialist will be in Douglas County on Wednesday to address property owners' questions about flood insurance rates. Real estate and insurance agents are invited to a 9-11 a.m. session at the CVIC Hall in Minden. An open house for residents is set for 4:30-6 p.m. for property owners followed by a 6-8 p.m. meeting. All sessions are open to the public. Information, 782-6217.
