A calm bay is beautiful but deceptive. In League City, TX, it really only takes one stalled storm system or a strong coastal surge to push water where it’s never been before. Within moments, streets that rarely keep a puddle turn into shallow rivers. And when that happens, all bets are off. Homeowners learn the same cold, hard truth over and over: being outside a designated FEMA flood zone means nothing when the water hits. It just means you’re likely unprepared. Learn more from the professionals here at ACU Insurance Services.
The “Low Risk” Illusion
We all love great illusionists, but that doesn’t extend to your protection. FEMA maps label much of League City, TX as minimal or moderate risk, but that’s often based on outdated historical data, not future weather forecasts. The past decade has already proven that what we considered flood plains has changed dramatically. Hurricanes Harvey, Imelda, and even some unnamed rainstorms have sent floodwaters well beyond the FEMA boundaries.
And that’s the danger. Homeowners outside designated flood zones often think they are safe. No special flood insurance needed; the standard home insurance policy will jump in. Wrong. Flood damage from rising water is almost always excluded from every home insurance policy. And that means even a few inches of water inside your home and all the damage that comes with it is your responsibility. Warped flooring? You pay for the replacement. Soaked drywall? Good luck with the mold. Electrical shorts? Thousands of dollars to replace the wiring. Don’t be caught off guard.
How to Think Beyond the Map
It doesn’t have to be hard or complicated. To protect your home from flooding, you need to understand the risks your property is facing today, not ten years ago.
- Storm drains and bayous back up. Heavy rain often overwhelms drainage systems, sending water up driveways instead of down channels.
- New construction changes the water flow. Every new roof, every parking lot, every driveway changes the way water behaves, often in unexpected ways.
- Tidal surges reach further inland. More extreme weather events can force tidal surges to reach deep into formerly “dry” land.
Coverage That Moves With the Water
At ACU Insurance Services, we help homeowners see the full picture. The picture not covered by FEMA’s flood maps. Contact one of our local specialists today to make sure you’re covered when the water comes your way.
