agent breakout what you and your clients need to know about rising risks, rising rates, and their...
TRANSCRIPT
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Agent Breakout
What You and Your Clients Need to Know about Rising Risks, Rising Rates, and Their Effects on Rebuilding Decisions
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What We’ll Talk About
Questions and Concerns
BW-12
ABFEs and Building Higher
.
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Questions and Concerns
What are you hearing? What are you hoping to learn today?
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What Your Clients Need to Know Flood risks are changing.
Risks may have increased since the last maps.
Flood insurance rates will reflect those changes. With new maps, rates on many properties will rise.
You can no longer rely on subsidized rates.
Most subsidized rates for older properties will be eliminated.
Building or rebuilding higher lowers your risk and could save you money.
Consider flood insurance when making construction decisions.
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BW-12The Biggert-Waters Flood Insurance Reform Act
of 2012
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BW-12: What’s ChangingSubsidies to be phased out
Non-primary residences Business properties Severe repetitive loss properties (1-4 residences), and properties where
claims payments exceed fair market value
New policies to be issued at full-risk rates After the sale/purchase of a property After a lapse in insurance coverage After substantial damage/improvement For properties uninsured as of BW-12 enactment
Grandfathered rates planned to be phased out over 5 years
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Rates will increase 25 percent per year until they reflect the full-risk rate.
Changes effective January 1, 2013, at policy renewal
Pre-FIRM: Built before the community’s firstFlood Insurance Rate Map became effective and not been substantially damaged or improved
Non-primary residence: A building that will be lived in for less than 80 percent of the year
Changes for Non-Primary Residences
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Changes to Other Subsidized Rates
Rates on pre-FIRM commercial buildings Increase by 25% a year until they reach full-risk rates.
Rates for repetitively flooded buildings (known as Severe Repetitive Loss properties) of one to four residences increase 25% a year until they reach full-risk rates
Includes buildings with cumulative flood insurance payments that meet or exceed fair market value
These changes planned to start August 1, 2013
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Direct Move to Full-Risk Rates After the sale/purchase of a property
Subsidized rates can no longer be assigned to the new owner.
After a policy lapse Policyholders should know that allowing a policy to lapse could be costly.
When a new policy is issuedPolicies for buildings uninsured as of the date BW-12 was enacted
These changes also planned to start August 1, 2013
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What About Grandfathering? Grandfathering will be phased out
BW-12 calls for a phase-out of discounts, including grandfathering provisions, and a move to full actuarial rates
Section 100207 implementation anticipated in 2014Phase-in to full-risk rates anticipated to begin
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BW-12 TimelineDATE BW-12 IMPLEMENTATION STEP
July 6, 2012 BW-12 becomes law; reauthorizes the NFIP for five years and requires FEMA to eliminate discounts and subsidies
January 2013 Subsidized rates phased out for non-primary residences
February 2013 and ongoing
FEMA anticipates issuing additional guidance and details on BW-12 implementation
Planned August 2013 Subsidized rates anticipated to phase out for business properties, SRL properties, and others. Move to full-risk rates after sale/purchase of property, substantial damage/improvement or policy lapse.
Planned 2014 FEMA anticipates implementing phase-in of full risk rates for properties affected by map changes
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BW-12 Bottom Line The elimination of subsidies and discounts could
mean big increases for some property ownersProperties that do not meet current requirements (e.g., below the current Base Flood Elevation) could see rates increase dramatically.
Properties that meet current requirements still could see increases when new maps show higher risk
So how can you help clients save money?
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Saving Money on Flood Insurance FEMA has programs to help owners reduce their risk and save money on flood insurance
• Community-wide discounts through the Community Rating System (CRS)
• FEMA grant programs support rebuilding and relocating
• Use of higher deductibles to lower premium costs
But the smartest way to save may be to build higher
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Increased Cost of Compliance - ICC
Out of Compliance ICC claim is separate
from the flood damage claim filed
Requires a separateNotice of Loss from the community
Must build to adopted local ordinance; advisory data does not apply unless adopted
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How to Apply for ICC
Get an estimate for the project Submit estimate and
Substantial Damage Determination Letter
Adjuster will review 4 Years to complete project
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Elevation: Building at or above ABFEs
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Using ABFEs to Guide Decisions Advisory maps look much like
Flood Insurance Rate Maps (FIRMs) However, changes in elevation or zone
shown on advisory maps are not used for flood insurance rating
Advisory data do indicate the likely direction of future insurance requirements
ABFEs are a useful guide for rebuilding. However, your clients should realize that new maps could show even higher risk than shown on ABFEs
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The Economics of Elevation
With BW-12 many structures that currently are not elevation-rated will need to be
Elevating above the current BFE (as shown on the effective FIRM) offers premium savings today
Elevation at or above the ABFE offers savings when new maps become effective
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BW-12 and Rebuilding Decisions
Elevation lowers premiums.
“ZONE A” EXAMPLE
Elevating 3 feet above the BFE
could lower premiums
significantly!
Homes built below BFE could be hit
hard by an increase to full-risk rates
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BW-12 and Rebuilding Decisions Future insurance savings can offset higher construction costs. “ZONE V” EXAMPLE (ABFE SHOWS 4’ HIGHER RISK)
ELEVATION /COSTS
4 ft 8 ft 10 ft
Foundation $18,000 $29,000 $30,000
Flood Insurance/yr $17,500 $ 7,000 $ 3,500
Mortgage increase + flood/yr
$17,500 $ 7,588 $ 4148
Peace of Mind
Homeowner pockets more than
$13,000/year compared to the
current BFE
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Other “V” Zone Considerations
Waves exert tremendous force; buildings in “V” zones must offer minimal wave resistance
Buildings in “V” zones must use pier/piling construction and be free of obstruction below the BFE (breakaway walls OK)
Using these smart building practices also increases safety for buildings near V zones
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Homes With Basements Homeowners with basements in high-risk zones face difficult choices• Restricted coverage• High risk of water damage
Options• Fill in basement• Or pay more for flood insurance
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Takeaway: What to Tell Clients
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Communicating With Your Clients What else will you communicate to your
clients about flood risk and flood insurance, including BW-12 and ABFEs?
How will you communicate with your clients?
What additional resources would you like to have?
What is your personal action plan to get the message out?
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For Additional Information Visit www.Region2Coastal.com for many resources,
including:• Increased Cost of Compliance: How You Can Benefit• Increased Cost of Compliance: Creating a Safer Future• Changes in the Flood Insurance Program: Preliminary Considerations for
Rebuilding• FEMA Building Science Resources to Assist with Reconstruction after Hurr
icane Sandy• Hurricane Sandy Advisory Base Flood Elevations in New Jersey and New Y
ork• Advisory Base Flood Elevations (ABFE) Frequently Asked Questions
For information on flood insurance and BW-12• WYO Bulletins at http://bsa.nfipstat.fema.gov/wyobull/wyobull2012.html• Call the National Flood Insurance Program Help Center at 1-800-427-
4661 • Visit agents.floodsmart.gov to access additional information as it
becomes available.
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