With 44 years in the insurance industry, federal specialist Jana Critchfield was all business Wednesday as she addressed about 100 unhappy property owners who face additional premiums because they're now in the floodplain.
"I'm looking at your faces knowing it's terrible news for you," Critchfield said. "I wish it was different, but rates are rates and I can't change that."
Critchfield, from the Federal Emergency Management Agency regional office in Oakland, spent the day in Minden meeting with real estate and insurance agents in the morning, and property owners in the evening.
Her message to property owners was to purchase the mandatory flood insurance soon, and benefit from one year of lower rates by being grandfathered in before the new maps take effect Jan. 20.
"If you wait, you will miss the opportunity for a reduced rate for the first 12 months," she said. "If you're going to buy a flood policy, please don't wait."
Critchfield said it takes 30 days from purchase for a policy to take effect.
She emphasized that property owners with mortgages must purchase flood insurance to protect structures, defined as anything from two walls and a roof on up.
Ignoring the insurance mandate will backfire, Critchfield said.
"Once the lender sends you a notice, they give you 45 days to send back proof. If you take the attitude you're not going to buy it - the government isn't going to tell you what to do - you will find out your lender has 'forced placed' flood insurance on your property," Critchfield said.
If the lender purchases the flood insurance, the premiums are up to four times more expensive than what an individual can purchase through the National Flood Insurance Program and the cost is passed on to the property owner.
"I caution you not to take that road," Critchfield said.
Property owners who buy flood insurance before the maps change can expect to pay $348-$388 at the preferred risk rate for the first 12 months. After that, they will be in the standard zone where the rate starts at $900 annually.
East Valley resident Venice Reeder received five different letters about changes to her nine-acre property.
Reeder, who has owned the property for 40 years, said her residence is not in the flood zone, but water does cross her property, especially during summer storm runoff.
"If any blue (on the maps) is touching your house, you absolutely have to buy flood insurance," Critchfield said.
She advised home owners to get written proof for their lenders if county maps indicate property is outside the blue zone.
"Two things could happen: Either they'll say you don't need flood insurance or, they can still require it. It's their money they are protecting," Critchfield said.
Bill and Jan Heaton, East Valley residents for 19 years, weren't sold.
"I'm 75 years old and I am not buying any insurance," Bill Heaton said.
The Heatons aren't required to purchase flood insurance because they own their home.
Jan Heaton said she and her husband already pay an extra $900 annually for fire protection because of the location of their house.
"Everybody who has to purchase this should get a $900 reduction in their taxes," she said. "It's not doing anything to raise the value of our house."
Wednesday morning, Critchfield and county officials met with nearly 100 insurance and real estate agents.
Ferguson Leavitt agent Liam Ferguson, who attended both sessions, said after property owners receive notification they're in the floodplain, they generally want to know what the rates are and if they must have the coverage.
"We've gotten comments that it's the big, bad insurance companies squeezing more money out of the homeowners, but, in reality, it's the federal government," Ferguson said.
"It may feel like Big Brother, but Douglas County is doing the right thing by participating in the National Flood Insurance Program. A lot of counties are not in compliance," he said.
That was echoed by Dan Kaffer, a Minden resident and Western Nevada Resource Conservation and Development coordinator.
"Lots of work went into trying to keep the rates low and get us reduced costs. Our county went above and beyond and should be commended," Kaffer said.
Community Development Director Mimi Moss explained what had been done to improve the county's Community Ratings System which resulted in a 20 percent discount in property owners' flood insurance.
Moss said after the meeting she was pleased with the turnout at both sessions.
"It was a very productive day," she said. "There was a lot of good information and many questions were asked and answered."
She encouraged property owners to call or come by the Community Development Department desk on the second floor of the Minden Inn with their parcel numbers if they still have questions.
Technician Linda Doherty is on duty Monday through Friday from 8 a.m.-12 p.m. and 1-3 p.m. to answer questions.
Moss also advised residents to purchase the mandatory insurance well in advance of the Jan. 20 effective date of the revised maps.
The county has appealed FEMA's inclusion of the 1,400 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.
ON THE WEB
Floodplain management information
http://www.douglascountynv.gov/sites/CDAdmin/FloodPlnMgt.cfm
Federal Emergency Management Agency
www.fema.gov/business/nfip/
DETAILS
Douglas County property owners can check their parcel numbers at the Community Development front counter with Technician Linda Doherty, 782-6217. The counter is on the second floor of the Minden Inn, 1594 Esmeralda Ave., Room 201. Hours are Monday-Friday 8 a.m.-noon, 1-3 p.m.
For additional information about FEMA'S National Flood Insurance Program, Call (877) FEMA-MAP, (877) 336-2627.
