For decades, FEMA’s flood maps have shaped the national conversation on flood risk and who must carry flood insurance. According to FEMA administrators via Smithsonian Magazine, FEMA’s flood maps don’t currently reflect the environmental changes affecting the country1.
The Problem with FEMA Maps
FEMA flood zone maps weren’t built to reflect real-time flood risk. They’re often based on outdated data, making them static and slow to update2. The outcome? Some communities with real exposure appear “low risk” on paper.
You only need to browse social media or watch TV to view recent flood events in areas not typically known for flooding — from northeastern cities to southern states like the Carolinas, Texas and elsewhere, property owners aren’t adequately prepared to manage current flood risks.
The Real Price of Flood Damage
No one wants to pay more than they need to pay for insurance, but comprehensive flood insurance is no longer optional. Floods don’t care about lines on a map, whether or not you are in a flood zone or if you have never had a flood loss in the past. According to the US Government Accountability Office (GAO), only about 4% of homeowners in the U.S. have flood insurance.
As climate patterns and extreme weather events evolve, these maps become less about precision and more about policy relics, leaving homeowners vulnerable.
Flood maps are an important part of the story, but the real question is: how do you protect what matters most?
Proactive Steps for Homeowners
Understand what your current homeowner’s policy doesn’t cover.
Talk to your advisor about your true exposure.
Use flood insurance as a proactive tool, not a reactive regret.
Climate Events Affect Everyone
Regardless of the cause, research shows the effects of climate change are real: stronger storms, rising seas and longer rainy seasons that bring widespread flood potential4. These changes aren’t just affecting coastlines, but inland cities and suburbs too.
Flooding is the most common natural disaster in the U.S., and 99% of counties have experienced at least one event since 1996. Still, millions of Americans remain uninsured — often because they assume they’re safe.
Flooding, like other natural events, occurs regardless of location. For this topic, homeowners should bet on the advice of experts on coverage.
Congress and The Private Market
The National Flood Insurance Program plays an important role, especially in disaster response. However, any changes to the program require Congressional approval6. That’s not sustainable in a fast-changing environment.
Experts at NFP and elsewhere are advocates of greater access to the private flood insurance market, where policies can evolve alongside risk.
The private market offers:
- Agility: Products informed by real-time data and updated models.
- Customization: Policies tailored to specific properties and risk profiles.
- Access: More options for coverage, beyond outdated zones. Better Pricing.
What’s Next?
Moving forward, we need better public understanding of flood risk, as well legislation that evolves to adapt to expanding flood exposures. This would afford greater protection against economic losses, as well as an opportunity for the private market to play a larger role — not just to compete, but to collaborate. Protecting homeowners should be the top priority.
What’s needed:
- Updated mapping standards.
- Expanded coverage mandates.
- Better climate risk education for homeowners.
- Greater participation from the private sector.
- A flood insurance ecosystem that supports innovation.
Flood insurance isn’t just for beachfront properties, it’s for anyone who wants to protect what they’ve built—businesses, homes and communities. At NFP, we’re leading the charge and advocating for smarter policy, better education and broader access to coverage that makes a difference.
