What Atlanta Homeowners Should Know About Flood Insurance and Storm Damage
After the recent storms and flooding, a lot of Atlanta homeowners are asking themselves if they’re prepared for future weather events. For many, that means taking a closer look at flood insurance. From understanding which neighborhoods are at higher risk to knowing exactly what flood insurance does (and doesn’t) cover, here’s a rundown of what Atlanta property owners need to know.
What residential parts of Atlanta are most at risk of flooding?
Atlanta gets its share of hurricanes, tropical storms, and thunderstorms. On top of that, Atlanta is a large urban area. In urban areas, heavy rainfall typically runs into a lot of non-absorbent surfaces like pavement and concrete, overwhelming city drainage systems and causing flash floods.
The NOAA’s National Weather Prediction Service forecasts flooding effects for American waterways. This data can be used to understand how floods can impact different communities and neighborhoods within the Atlanta area.
Based on this data and a review of Atlanta’s storm history, here is a list of notable rivers and creeks that have consistently caused residential flood damage, and the parts of town they affect:
- Peachtree Creek: Peachtree Creek starts in Gwinnett County and runs 7.2 miles west into the Chattahoochee near Vinings. When Peachtree Creek floods, many communities and neighborhoods in the North Atlanta area feel the effects. Sadly, this was the case during Hurricane Helene. Flooding can be especially serious along Buford Highway and Northside Drive.
- Nancy Creek: Nancy Creek, which flowssouth from Chamblee through Sandy Springs and Buckhead into Peachtree Creek, also sees major flooding. If you have lived in Atlanta long enough, you may remember how flooding closed the Peachtree Dunwoody Bridge for six months back in 2009.
- South Fork Peachtree Creek: A tributary of Peachtree Creek, South Fork Peachtree Creek is prone to flooding around Johnson Road, commonly impacting neighborhoods in the Morningside neighborhood.
- Proctor Creek: Proctor Creek runs from downtown across the west side of Atlanta. Flooding here tends to directly affect houses around the Lincoln Homes, Monroe Heights, and Bolton Hills neighborhoods.
- Chattahoochee River: Chattahoochee River flooding has resulted in home damage near the Morgan Falls Dam area, as well as along Riverside Road and Old Riverside Road in Roswell.
- Sweetwater Creek: Sweetwater Creek flooding can affect homes in the Austell area. In 2009, Sweetwater Creek’s water level got so high it overtook I-20.
- South River: The South River begins in East Point near Hartsfield-Jackson Airport and flows eastward. Past storms have caused water damage in Decatur and Lithonia.
- Big Creek: Flooding at Big Creek can impact homes in the Roswell-Alpharetta area, with houses near Jade Cove Circle and La View Circle being especially vulnerable.
- Crooked Creek: Crooked Creek has caused serious flash flooding near Norcross on multiple occasions.
This list doesn’t include every creek that has flooded, or every local community that has been affected by high waters. The Georgia Flood Map Program, part of the State of Georgia’s Environmental Protection Division, offers an online tool where you can look up the flooding risk for your house’s address.
Does homeowners insurance cover flood damage?
Home insurance with flood coverage is the exception rather than the rule. Something to keep in mind though is that “water damage” and “flood damage” do not mean the same thing.
If Peachtree Creek rises above its normal levels and the water makes it into every house on your block, that event will likely be deemed a flood. If wind from a storm blows part of your roof off, causing rain to mess up your floors, that is more likely to be considered water damage.
If you want to get into the specifics, here is FEMA’s technical definition of a flood.
What does a flood insurance policy cover?
According to the National Flood Insurance Program (NFIP), a standard flood insurance policy will cover your house as a structure and your personal belongings. For example, if a flood damaged your house’s foundation and walls, and it also destroyed your furniture and home electronics, those losses would be covered under most policies.
There are certain losses that a standard flood insurance policy will not cover. These include:
- Moisture and mildew damage that the homeowner could have prevented
- Money, precious metals, and paper valuables like stock certificates
- Outdoor property features like fences, landscaping, and hot tubs
- Temporary housing if the flood made your home unlivable
- Cars, golf carts, and other vehicles
Flood insurance can be a big help if you have it, but it may not cover all the damage that your house has suffered.
What if you don’t have flood insurance, or your coverage falls short?
If the worst-case scenario happens and your Atlanta house gets flooded without coverage, you may have to pay out of pocket or take out loans for repairs. You might be able to qualify for state or federal government assistance or get some of the damages covered by your homeowners insurance policy, but you will likely be responsible for a portion of the costs yourself.
If you feel that your flood insurer is unfairly denying you coverage, NFIP recommends:
- Working with your insurer or adjuster to find a resolution: Your insurer may revise your claim, especially if they missed a document or made a mistake.
- Filing an appeal with FEMA: There is no fee to file an appeal, and you do not need a lawyer. You do need to file within 60 days of your claim being denied. FEMA will review your case and make a decision.
- Seeking your own appraisal: If you believe that your losses are greater than what your insurer claims, you can hire an appraiser and present the insurance company with their findings. It is important to note that if you complete your own appraisal, you become ineligible for an appeal with FEMA.
- Filing a lawsuit: If none of the options above work, you can file a lawsuit within 1 year of the denial of your claim.
Your options with a flood-damaged house
If you have a flood-damaged house and insurance won’t cover it, there are a couple of routes you can take.
You can repair the house out of pocket. According to Angi.com, flood damage is the most expensive type of water damage to fix and can involve drastic steps like mold removal and tearing down walls. If the damage is minimal or the homeowner has the means, renovating after a flood is always an option.
If you do try to repair your house on your own, make sure you understand proper safety precautions and use protective equipment. The water that damaged your house could contain sewage, microorganisms, toxic chemicals, and other health hazards.
You can also sell your property. For some owners, this could mean demolishing the house and selling the land. Others choose to work with Atlanta off-market property buyers like We Buy Ugly Houses®.
We Buy Ugly Houses® buys houses “as is,” even after a flood.
Atlanta’s We Buy Ugly Houses team considers storm-damaged houses, even in cases where the house in question can no longer be safely occupied. We buy houses “as is,” which means the seller doesn’t need to make any repairs whatsoever. You can even leave damaged furniture and unwanted household items behind.
Whether you have flood damage and want to sell “as is” or are simply looking for a fast, hassle-free sale, We Buy Ugly Houses would love to hear from you.
This blog is for informational purposes only and should not be considered legal advice.
