Let’s be real. When a property changes hands, most people focus on what’s visible: the deed, the keys, the closing paperwork. Flood insurance often tends to feel secondary. Sometimes it’s inherited. Sometimes it’s assumed. Sometimes it’s not discussed at all. And that’s exactly why ownership transitions are one of the most overlooked moments for a flood insurance review.

At ACU Insurance Services, we see this happen all the time when we work with property owners throughout League City, TX, especially after purchases, inheritances, and family transfers. The property didn’t change, but the assumptions behind the insurance should.

Flood Insurance Is Tied to Decisions Made by Someone Else

Flood insurance doesn’t automatically reset when ownership changes. In fact, the policy structure reflects choices made by the prior owner: how they used the property, how often it was occupied, or how they viewed flood risk at the time. As a new owner, you step into that framework, whether it fits or not.

This is especially common with inherited homes. Heirs may keep the coverage in place simply out of inertia, not realizing it was designed for a completely different lifestyle or level of involvement with the property.

Ownership Changes Create New Responsibility

Buying or inheriting a property immediately changes responsibilities. Even if the flood history feels familiar, or the property has never flooded before, that history belongs to someone else’s experience. Flood insurance is about looking forward, not backward.

A new owner may:

• Occupy the home differently
• Leave it vacant longer
• Maintain it on a different schedule
• Use it in ways the prior owner didn’t

And yes, these changes matter, even when the address stays the same.

Why a Review Matters at the Moment of Transition

Any ownership transition is a clean opportunity to realign flood insurance with reality. Not because something is wrong, but because assumptions deserve to be current.

At ACU Insurance Services we work with clients across League City, TX, to make sure their flood insurance matches their new reality, not someone else’s. Give us a call to walk you through your actual exposure and your options.