Create a Website Account - Manage notification subscriptions, save form progress and more.
Show All Answers
Check out the FEMA NFIP service center website. Simply enter your address. If there is any floodplain on your property, you are subject to Wagoner County flood damage prevention ordinance regulations.
All the same rules apply, except the elevation of your home is measured from the tongue of your trailer rather than the wheels. Additionally, the home must be anchored, and any steps of landings cannot be attached to the home.
On average, add $10,000 to your construction costs for a 2,000 square foot home. Consider this before you buy property or settle on a home site.
The maps are created to reflect the conditions of the watershed. Some areas have not undergone a detailed hydraulic study which may result in more conservative floodplain areas. There is also a chance that flood waters in this area have not exceeded the 100-year flood level (BFE). Considering your experience, it may be worth your time and expense to hire a surveyor to determine the actual elevation at your property and compare that to the BFE in this area. If you’re right, we just need to submit the elevation certificate to FEMA and get the map corrected.
If you do not make the required changes your property value will remain very low, your home will be at risk of flooding, face extreme insurance rates if applicable, have great difficulty in selling the home if applicable, will face code violation charges, and ultimately not be eligible for emergency relief in the event of a catastrophe.
I completely understand the logic of self-insurance; however, the home must still comply because objects in the floodplain can negatively affect neighbors by taking up floodplain storage. Consider the watermelon in the bathtub scenario - add a watermelon and the waters will rise. Additionally, non-compliance will make the property value lower, will make the property very difficult to sell, and will make future homeowners subject to extremely high insurance rates.
I understand your sentiment and admire your willingness to take care of your own affairs. However, the law is that you comply with floodplain regulations.
Please don't yell! I completely get it. We live in a land of laws and a vote by your peers elected your county officials who deemed it appropriate to become members of the NFIP and adopt the Wagoner County Flood Damage Prevention Ordinance. The goal is to develop a program to protect public safety, water rights, and water drainage areas, and prevent flooding in Wagoner County. As a citizen in Wagoner County, you are subject to these laws. To make changes appeal to your government officials. Until that time, your compliance is regulated and necessary. Please work with me, I am very easy to work with.