• In Phase One, Our first step was to compared the old and new special flood hazard areas (SFHA).  These areas have decrease from 80% of the county to approximatly 30% of the county.  Based on previous acquired data for letter of map admendment (LOMA) projects, our data agrees with changing these areas to a non-flood zone designations.  The owners in these areas will still have to notify thier lender and insurance companys after the new maps are published.

The Second Step is to review the changes in the base flood elevations (BFE) on areas remaining in the flood zones.   We have discovered that a rounding issue might cause homeowners flood insurance to increase.   The new maps are based on the North American Vertical Datum of 1988 (NAVD88), while the old maps are based on the National Geodetic Vertical Datum of 1929 (NGVD29).  The difference between the two datums are 1.51 feet for Broward County.  The floor elevation of the houses are not changing, the reference datum is different.

For example a house built at the elevation of 10.0' NGVD29 is converted to 8.5' NAVD88.

It is apparent that the base flood elevation have been convert in most of the flood zone and then rounded up.

For example the same house was built with a BFE of 10.0' NGVD29, and is convert to 8.5' NAVD88, and then rounded to 9.0' NAVD88 on the new flood maps.

This rounding factor can cause a house to be in noncompliance to the new flood zone.  Owners changing insurance companys or potential buyers will be affected by higher insurance cost.  Examples

AH flood zone is based on being compliant or not compliant, for maximum coverage the insurance is $461 for a compliant structure, while the same flood policy a noncompliant structure's cost will be $1,328.

AE flood zone is based on how high the structure is from the BFE, insurances could increase for a house built at the BFE from $1,526 to $2,792 (Pre-FIRM) or $5,380 (Post-FIRM).

VE flood zones we estimated the insurance could increase $6,000 to $12,000.

Per our initial review we have determine that the flood zone limits are valid locations, but the calculate base flood elevation need to be investigated.  Community economical impacts are part of phase three, and is  currently being work on.

• In phase two, Florida Floodzone Services is detailed comparison of  the limits of the special flood hazard areas.  With our specialized computer programs we have developed a process to compare SFHA limits to the actual elevation contour of the topography.  With this analysis we are able to determine these flood zone limits follow the actual elevation contour.  Experience with Miami-Dade county, maps we have found mapping error that SFHA limits crossed through buildings instead of going around the building.   

• In phase three, Florida Floodzone Services is determining if the flood zone is a positive or negative impact on neighborhoods.  If insurance cost rises the neighborhood will not be able to afford additional cost.  Using once again experience from the Miami-Dade remapping situations, homeowners and also condo associations were not able to afford the additional cost.  Lenders had to force place insurance by federal law,which cause areas to "go upside down".