Concern rising as flood season nears in Green River Valley

Heavy storms haven't hit, but residents and business owners in the Green River Valley, south of Seattle, are already on flood alert.

Memories of last January's flooding, structural concerns with the leaky Howard Hanson Dam and last month's news that business owners in the low-lying areas of Kent, Auburn, Tukwila and other communities would not be able to get adequate levels of flood insurance have many residents worried.

With the rainy season just around the corner, emergency officials are urging residents to protect their homes and valuables by purchasing federal flood insurance.

"The most common form of natural disasters across the country is flooding," said Mike Howard, external-affairs officer for the Federal Emergency Management Agency (FEMA) Region 10, which covers Washington, Oregon and Alaska.

Experts say just a few inches of water in a house can cause thousands of dollars in property damage. Over the past decade, the average flood claim has added up to more than $33,000, according to FEMA.

Many residents and business owners in the Green River Valley have been working hard to not become a FEMA statistic.

They are having town-hall meetings and learning how to prevent flood damage. Engineers at the earthen Howard Hanson Dam say they will be forced to release water if the river rises, as it usually does, every fall and winter. If that happens, water is expected to spill over levees, flooding businesses and homes in the largely industrial area.

"It's getting us all more prepared to have our plans and procedures in place," said Kathi Jones, a real-estate agent who lives in a housing development alongside one of the levees. "The idea is to get prepared and then be aware."

Jones has attended community meetings about flood preparation and has signed up for Kent's automated flood-alert system. "I have my cellphone and my home phone programmed in."

A few weeks ago, she took out a flood insurance policy.

"I got the maximum that I could buy," Jones said. "Peace of mind is better than anything. It's just a good, sound decision."

Here are some questions and answers about the National Flood Insurance Program:

Q: Aren't floods covered under my homeowners insurance policy?

A: "Most homeowners policies do not cover flood damage," Howard said. In fact, the National Flood Insurance Program was started largely because companies were reluctant to pay for damage by water and mudflow.

Q: How much does federal flood insurance cost?

A: Rates depend on many factors, including your home's age and type of construction, along with level of risk.

"Most of the Green River Valley is still considered low-to-moderate risk, as far as FEMA is concerned," said Darrin Sanger, a spokesman for the Northwest Insurance Council.

In general, most residents in the Green River Valley should qualify for $250,000 worth of coverage for less than $30 a month, Sanger said.

For folks who live outside of mapped flood plains, and qualify for the "Preferred risk" coverage, annual premiums start around $119 for building and contents coverage, he added.

Q: What does the policy cover?

A: The federal flood insurance program offers two types of coverage: one for building and one for contents.

The building coverage includes the structure and its foundation, the electrical and plumbing system, refrigerators, stoves and built-in appliances and permanently installed carpeting over unfinished flooring.

The insurance for contents includes damaged clothing, furniture and electrical equipment and other appliances that aren't covered with building coverage.

In addition, the federal flood insurance program reimburses people for actions they take to prevent flood damage.

For example, costs for moving insured contents, in imminent danger of flooding, to a safe location can be reimbursed up to $1,000 with no deductible.

Other expenses, such as sandbags, plastic sheeting and lumber can be reimbursed up to $1,000 with no deductible, as well.

Q: Who should I contact to get flood coverage?

A: If you already have a homeowners or auto-insurance policy, contact your agent.

Federal flood insurance can be purchased through property and casualty insurance carriers. Rates are set by the federal government, and do not differ from company or agent.

To find a company that sells federal flood insurance, go to www.fema.gov/nfipInsurance/companies.jsp">www.fema.gov/nfipInsurance/companies.jsp.

Q: How soon will the policy take effect?

A: "There is a 30-day waiting period on new flood insurance policies," Sanger said. "And so the longer someone waits to get flood insurance the greater the risk they are taking in terms of having that coverage in time before floodwaters start to rise. Anyone who is in this area (the Green River Valley) who is considering flood insurance, needs to act quickly before the rivers start to overflow their banks."

Q: What are the options for renters?

A: Renters can purchase federal flood insurance that covers the contents of their homes. In general, most renters with aboveground units in the Green River Valley should qualify for $100,000 in contents-only coverage for about $220 a year, Sanger said.

Q: Doesn't FEMA's disaster assistance cover flood damage? If so, wouldn't it pay to wait for something to happen first?

A: In most cases, FEMA's disaster assistance comes in the form of a low-interest loan, designed to pay for repairs caused by a flood, not compensation for a resident's losses. In addition, the loans are only available if the president formally declares a disaster area.

To view the typical costs of a flood inch by inch by inch, use an interactive tool at: www.floodsmart.gov/floodsmart/pages/flooding_flood_risks/the_cost_of_flooding.jsp.

Q: What else can I do to prepare for the flood season?

A: Emergency officials recommend that people:

• Assemble a disaster-supply kit with the minimum of three days worth of food, one gallon of water per person per day, flashlights, batteries, blankets, a battery-operated radio, extra clothes and sturdy shoes, medication, a thermometer and alcohol-based hand sanitizer. If you have pets, you'll want to pack food and supplies for them, as well.

• Learn about your community's emergency plans, which may include evacuation routes, shelters and ways to relay important information.

For example, residents in Kent can sign up for CodeRED, an emergency notification system that allows city officials the ability to deliver urgent prerecorded telephone, cellphone, e-mail or text messages to targeted areas or the entire community. For more information, go to www.kentCodeRED.com.