Drowning in Flood Insurance

I just want to preface this particular post with, as much as I try to put a positive slant on my posts, because I need to stay positive, in this post you will hear how frustrating some of the hurdles have been and I am neither positive or happy.  But that will end in this post and I will move-on in tomorrow’s post.

If you live in a flood plane anywhere in the United States and have a mortgage, you probably had to purchase flood insurance.  Well we live in a flood plane and have flood insurance on the home we are living in.  Plus the Dream House is also in a flood plane as it is about 500 feet from the home we now live in.  We knew this when we started that project.  We had the acreage and it is in a beautiful town, so we decided that we would build our house so that it would survive in the event of a flood.

We had no idea that that would be tested so soon.  We had to contact a survey company and get the elevation that our new home needed to be built to to withstand a flood, plus comply with FEMA.  That survey cost us almost $2000. at that time.  They put a marker out and that is how we determined the height of our stem wall.  One of the things that we did do at the time of excavation, was to dig down so that the crawl space wouldn’t be so confining.  We dug it down to where the footings needed to be  and built the stem walls about 4 1/2 feet – to the top of the stem wall.  The stem wall was 1 foot above the flood level and then we built the floor on top which added another foot.  This gave us 2 ft above the flood level.

Dream Home - framing the stem walls

Dream Home Stem Wall

Dream Home Stem Wall 2

That stem wall was finished in July/August 1995, we had a flood in February 1996.  We had a false since of security when the levy behind our house broke up stream.  We didn’t anticipate this because we had not lived here the 30 years prior when the last flood hit Waitsburg in in the 60’s.  Although we had the flood, we saw first hand that the stem wall was built well above the flood plane.  It was more than a foot above the water.  The flood did not go over the wall.  The water did pert up inside the foundation as the water table rose.  There were area photos that made it look like an odd shaped swimming pool.  That was a very difficult year.  We had sheep and we were in the middle of lambing.  We lost all our lambs and one Ram.  All our fences were downed, but the home that we lived in did not get any water inside the house.  So we were dry and didn’t have any damage to the home.  It came as high as the top step.  This was February and we lost our electricity for 3 days.

1996 flood - water receding

1996 flood - silt & mud left behind

Our journey in building this home has taken us almost 20 years.  We tried to do everything by the book and how we were supposed to.  In 1999 the flood rules changed.  They no long measured by the top of the stem wall, but by the top of the lowest floor.  They described the lowest floor as the crawl space or basement.  Do you see where I am going with this?  We dug our foundation down, remember?  Though the house was now built, the floors, walls, and roof, it is not considered built until it is finished.

We had the same surveyor come out and check the elevation and issue us a Certificate of Elevation which is when we found that we were no longer in compliance.  We don’t get a break on our flood insurance because we are considered to have a basement (even though we don’t) because it is more that 2 ft down.  Now our insurance (just flood) costs us $2000. a year and rising each year.

That made for a trying week, but that is just the breaks.  I am going to try and find the photos I took (before I had a digital camera) and show you how we dug it down.  On the plus side, the electrical, heating and plumbing contractors love that they can almost stand in the crawl space.  Someone benefits anyway.  No mechanical down there but duct work and plumbing.

Tomorrow’s post will be on the brighter side.

Annie, Treading Water

Elevation Certificate & Interior Walls Getting Completed

It was a busy weekend, and a busy week.  The carpenters have been working in this 100 degree heat.  At least most of it is inside in the shade.  There is no H-Vac at this time.  I am so excited to see so much progress, so fast.  I have got to be the most patient person on this earth as I have waited almost 20 years to see this dream come true, and NOW I am getting anxious.

This week we are supposed to have the surveyor out to take measurements for an elevation certificate.  This is a flood insurance and bank requirement.  We thought we had taken care of that 20+ years ago.  But I guess they just set the elevation marker, but didn’t issue a certificate.  Too complicated for me.  Now they have to come out and take measurements from the house to see if is built above the 100 year flood plane elevation.  It’s like closing the door after the horse is out.  It’s not as if we could tear it down and rebuild.  They did set a marker when they came out 20 years ago, and we built about a foot above that mark, so I’m sure we are good.  But all prayers and crossed fingers are appreciated.  More on that later.

I anxiously come home each evening so I can see what the progress has been, while I am off basking in my cushie job sitting at a desk in an air-conditioned office filing my fingernails and chewing gum.  At least that is what my husband would lead you to believe.  That coming the retiree sitting home in an air-conditioned house watching Gunsmoke reruns.  Now you know why I am such a dependable employee and never miss work.  🙂  Just kidding, of course.

One of the little items that we changed in the house was to extend the balcony to make a little reading nook with a lot of natural light.  It looks even better than I imagined.  Can’t wait till December to get to use it.

This is our reading nook with temporary rails.  This faces out the front of the house and gets natural light out of the south
This is our reading nook with temporary rails. This faces out the front of the house and gets natural light out of the South
A closer look at the reading nook
A closer look at the reading nook

We also made changes to the laundry room and added 4 feet to the depth so we could have the mechanical’s and freezer in there also.  The plans specified the door at the corner of the room, but to be able to utilize the room more effectively we centered the door.

Laundry Room
Laundry Room

As you can see, it is also the access to the crawl space under the house.  This crawl space is about 4 1/2 feet, so you don’t have to crawl, but can walk almost upright.

I’m sure the plumber and electrician and the heating contractor will appreciate that.

More later this week.  I have taken pictures of the carpet; laminate & tile that will be used.

So stay tuned.

Annie, The blond chewing-gum bimbo twisting her hair around her finger all day.  Why, bless her sweet little heart!