ORLANDO, Fla. – As Central Florida communities continue rebuilding from recent devastating floods, emergency management officials warn that relying solely on flood zone designations could leave homeowners financially vulnerable.
“If it rains at your house, you need flood insurance,” said Kevin Guthrie, executive director of the Florida Division of Emergency Management, challenging the common misconception that only homes in designated flood zones need coverage.
Rising flood risks beyond designated zones
The urgency of Guthrie’s message comes after Hurricane Milton’s devastating impact on Central Florida last October, which left communities along the St. John’s River struggling with prolonged flooding. This followed Hurricane Ian’s unprecedented rainfall in 2023, when parts of Central Florida received more than 20 inches of rain.
“There is no system infrastructure in the world that’s designed to take 4 inches, 6 inches, 8 inches of rainfall an hour,” Guthrie explained. “Those things are going to fail. They’re designed to move 2, 3 inches at a time.”
The hidden gap in homeowner protection
Many homebuyers mistakenly believe they’re safe from flood damage if their property isn’t in a designated flood zone. According to the Insurance Information Institute, standard homeowners and renters insurance policies typically exclude flood damage, leaving many properties vulnerable to this type of loss.
Recent data from the Federal Emergency Management Agency shows this coverage gap has costly consequences. In 2024, the National Flood Insurance Program (NFIP) processed nearly 99,000 claims, with an average payout of $33,905 per claim.
Making flood insurance accessible
The NFIP, managed by the FEMA, offers flood insurance through a network of more than 50 insurance companies. Coverage costs vary based on:
- Property location
- Building construction
- Replacement cost value
- Elevation and distance from flooding sources
- Flood mitigation features
According to NFIP, most homeowners can secure coverage for roughly $400-$500 annually. But keep in mind, policies include a 30-day waiting period before coverage begins.
Changing landscape of flood risk
Guthrie emphasizes that flood zones don’t tell the whole story.
“Realtors are telling them that you live in an X zone. You don’t have to have flood insurance, which is a true statement,” he notes. “Is that the best practice? I don’t think so.”
Development patterns, infrastructure changes and evolving weather patterns can all affect an area’s flood vulnerability, regardless of its official flood zone designation.
According to FEMA’s 2025 data, more than 20% of flood insurance claims come from properties outside high-risk flood areas, highlighting the importance of coverage even in supposedly “safe” zones.
To learn more about flood coverage for your home, visit NFIP here: https://www.floodsmart.gov/