Message from Jim

Here in Maine, as in many states, we continue to transition from paper maps to the digital Flood Insurance Rate Maps (DFIRMs), and the largest misconception continues to pertain to the belief that flood maps depict actual flood risk. With this belief in place, an assumption can be made that graphically depicted flood lines accurately represent the extent of Mother Nature’s fury, and no further. In other words, Mother Nature can see these lines and will stop before crossing them, so if you are not in the flood zone, you have no risk of flooding. This of course makes no sense, hopefully!

Regardless of format, paper or digital, it is important to remember that a Flood Insurance Rate Map is a product which depicts perceived risk, not actual risk! The perceived risk is based on two primary factors: 1) the quality of underlying data, which can range from very accurate to very inaccurate, and 2) the modeling method used to predict how water will move in a flooding event based on many engineering factors. Even if the data was very accurate on the Effective Date of the map, external factors such as watershed changes, sea level rise, erosion, and poor planning will slowly make the maps weaker. In other words, these maps are not able to predict actual risk!

It is also important to understand that every map which exists often has a primary purpose. For example, a tax assessor’s map exists to create a tax bill, and a road map aids in determining a favorable route, but neither of these maps should be used for land divisions or planning. A "flood map" is no different! Flood maps exist as a guide for insurance agents to create insurance premiums based on perceived risk and for communities to permit development in accordance to the applicable floodplain ordinance. Personally, I would like to see the name of these maps changed to Flood Insurance Rate Guides because the word “map” creates a perception that the underlying data to create the map is always strong, and the method or data to create a map is seldom questioned. To understand the purpose of a flood map is vital for program success.

To assume the maps are accurate if you are not in the flood zone, and inaccurate if placed in the flood zone, is not practical. Unfortunately, real estate values, views, land scarcity, and an assumption the government will always be there to save the day will always wear heavy on the National Flood Insurance Program. Due to budget constraints, intense mapping of our nation is not a reasonable expectation. We all must understand these maps should be interpreted with much care and caution. In other words, MITIGATE by getting out of Mother Nature’s way, both vertically and horizontally. This will always be the best concept.