Georgia flood insurance: what homeowners should know

Do you need flood insurance in Georgia?

Carrying flood insurance can be a good idea. While it’s not required by law, depending on where you live and if you have a home loan, your mortgage lender may require it.

Hurricanes are relatively uncommon in Georgia but do occur and can cause flooding. Hurricanes Katrina, Floyd and Alberto all left their mark on Georgia. The state also experiences other forms of severe weather that can result in flooding. In fact, there have been more than 715 flood events here since 2017, some of which caused billions of dollars of damage.

According to the Federal Emergency Management Agency (FEMA), not all of Georgia's flood-prone areas are located along the coastline. Many of the high-risk flood areas are located in the northern part of the state, including Fulton County, Gwinnett County, Cobb County and Dekalb County.

Even if you live in a lower-risk county, you may still want to consider purchasing flood insurance in Georgia. While flood maps do their best to anticipate flood risks, these events have an inherent element of unpredictability. Because flooding is not a covered peril in standard homeowners insurance policies, homeowners without flood insurance generally must cover their flood losses out of pocket. If you are considering flood insurance in a low-risk area, you may find that the rates are significantly lower than in high-risk areas, making this an easier financial decision than it might otherwise be.

Flood events in Georgia

According to FEMA, the most flood-prone county in Georgia is Fulton County, home of the state’s capital, Atlanta. This land-locked county includes smaller bodies of water and geographic characteristics that increase the risk of frequent flooding. The high population density of this area means any floods, even small ones, have a sizable impact on the population. Many of the other counties with high flood levels are in the same region.

Cost of flood insurance in Georgia

How much flood insurance is in Georgia is based on a variety of factors, including the location and value of the home; the elevation, design and age of the home, the type of coverage selected and the deductible. Based on these variables, every homeowner in Georgia will pay a different rate for flood insurance. Since flood damage is excluded from a standard homeowners insurance policy, those needing coverage can purchase a separate policy with a private carrier, but that may not be an option in areas deemed a high flood risk. Alternatively, homeowners and renters may buy coverage through the National Flood Insurance Program (NFIP).

The average flood insurance cost in Georgia for an NFIP flood policy is $803 annually.  This is in addition to the average cost of a standard home insurance policy in Georgia — which is $2,057 per year for $300,000 in dwelling coverage, according to our analysis of rate data from Quadrant Information Services. The cost can be much higher or lower depending on where you live, though. The table below shows the average rate for flood insurance through the NFIP in various Georgia counties.

What does flood insurance cover?

Flood insurance provides additional financial protection from flood damage that is not covered by the existing home insurance policy. Georgia flood insurance covers two main categories: building coverage and contents coverage.

Among other things, building coverage in a flood policy may include the following:

• Built-in appliances such as dishwashers
• Detached garages
• Electrical and plumbing systems
• Foundation walls, anchorage systems and staircases
• Furnaces and water heaters
• Permanently installed cabinets, paneling and bookcases
• Permanently installed carpets

Contents coverage includes things like:

• Air conditioners
• Carpets not included in building coverage
• Curtains
• Valuable items such as artwork and furs (up to $2,500)
• Washer and dryer
• Your personal belongings, such as clothing, furniture and electronics

What does flood insurance not cover?

Although flood insurance may help financially protect the investment you’ve made in your home, there are some home elements it typically does not cover, including the following:

• Additional living expenses while your home is being repaired or is unable to be occupied
• Any personal property that was kept in your basement
• Financial losses caused by business interruption
• Property outside of the insured building (e.g., landscaping, wells, septic systems, pools and decks)
• Vehicles

How to purchase Georgia flood insurance

Homeowners in Georgia may be able to purchase flood insurance through a private insurer or the NFIP. The NFIP is a government-funded flood insurance program that is sold through many private insurance companies and independent agents. A good first step when buying Georgia flood insurance may be to check with your home insurance company to see if an agent can help facilitate the purchase of an NFIP policy. Most flood insurance is sold as a separate standalone policy rather than an endorsement to your existing home insurance policy.

NFIP flood insurance policies

NFIP policies typically include a certain amount of dwelling coverage and personal property coverage. Any loss that is determined to be directly the result of flooding is likely covered, with only a few exceptions. An NFIP policy does not include coverage for other structures, like fences, pools or landscaping, and it does not typically cover vehicles, personal property kept in a basement, valuable items or financial loss due to business interruption.

With an NFIP policy, homeowners of a single-family unit can get up to $250,000 in dwelling coverage and up to $100,000 in personal property coverage. These policies are usually sold separately and have separate deductibles. All NFIP flood insurance policies are valid for one year, and after the policy term ends, the policy must be renewed for continued coverage.

To purchase NFIP flood insurance, you can use the online search feature to see if your insurance company sells flood insurance. Most major insurance providers like Allstate, Auto-Owners, Farmers, Liberty Mutual and USAA have a partnership with NFIP, as do some local insurance providers.

Private flood insurance policies

As an alternative, some homeowners may prefer to purchase private Georgia flood insurance policies. Compared to the NFIP, private flood insurance usually has higher coverage limit options but may subsequently cost more. Additionally, the deductible for private flood insurance might be higher than a deductible for an NFIP policy, although this can vary by homeowner and carrier.

How to file an NFIP flood insurance claim

So, how do you file a claim if you’ve experienced a flood and your home and belongings are damaged? The NFIP makes it simple to submit your claim by taking the following steps:

1. Report the loss as soon as possible to the insurance company from which you bought your NFIP policy. To verify, you can call the NFIP at 1-877-336-2627. If necessary, your insurance provider may advise you to seek flood mitigation services to prevent additional damage from occurring.
2. Make a list of damaged personal property that can be submitted with your claim.
3. Allow the insurance adjuster to assess the damage. This typically takes place within a day or two of filing a claim. The adjuster may complete their assessment in person or remotely. Don’t discard any items until you take pictures of them to document the damage or the adjuster has seen them.
4. Review the insurance adjuster’s estimate and report to be sure it is accurate. If necessary, you may be able to request a supplemental estimate be submitted on your behalf by your general contractor if there is a significant discrepancy in estimated damage.
5. Wait for your claim payout and begin cleanup. The time it takes to process your claim will depend primarily on how widespread the flooding was in your region, as well as the overall volume of claims currently in process. Aiding in the process by answering questions and providing documentation as necessary may help expedite the process.

If your flood results in an official presidential disaster declaration, you may be able to apply for FEMA disaster aid in addition to your flood claim.

Frequently asked questions