Flood,
on the shoreline.

FEMA flood zones, briefly

• Zone X (low/moderate risk): outside the 100-year and 500-year floodplains. Most of inland Connecticut. Coverage is optional but often inexpensive.
• Zone X-shaded (moderate risk): within the 500-year floodplain. Worth quoting.
• Zone AE (high risk): within the 100-year floodplain, base flood elevation determined. Lender required if you have a federal-backed mortgage. Most coastal and riverside Connecticut shoreline.
• Zone VE (high risk + wave action): coastal velocity zones — the highest risk, with wave action expected during a 100-year flood. Most expensive.
• Zone D: undetermined risk. Less common.

FEMA flood maps for the Connecticut shoreline get updated periodically. Your zone today may not be your zone two years from now. We pull the current FEMA map for your specific address before quoting.

NFIP vs. private flood

For decades, the only practical option was the National Flood Insurance Program (NFIP), run by FEMA. Coverage limits cap at $250K dwelling and $100K contents. Premiums are now risk-rated under "Risk Rating 2.0" — meaning shoreline properties have seen significant rate increases.

Today, private flood insurance is often a better option for coastal Connecticut homes. Higher limits, sometimes lower premiums, additional coverages NFIP doesn't include (like loss of use). We compare both for every flood quote.

What flood doesn't cover

• Water damage from anything other than flood (burst pipes, sewer backup, a leaky roof — those are homeowners issues)
• Anything in basements other than mechanical equipment (furnace, water heater, washer/dryer). No finished basement contents.
• Cars (those go on auto comprehensive)
• Decks, fences, swimming pools (in many cases)

The wind-vs-water dispute

After a hurricane, a damaged house's claim usually gets split between two carriers: homeowners for wind damage, flood for water damage. They don't always agree on which is which. We've seen claims dragged through adjuster appeals for over a year because of this.

Two things help: (1) carry both policies with the same carrier when possible, so the dispute is internal; (2) document the home meticulously before storm season — photos, video, an inventory list. We email this reminder to our coastal clients every July.

How much flood costs

Massive variation. A Madison home in Zone X (low risk) might be $400–$700/year for $250K of coverage. A Stonington home in Zone VE (coastal velocity) at the same coverage could be $4,000–$8,000/year. Private market pricing is often more competitive in Zone AE than Zone VE.

If your premium has spiked at renewal, get re-quoted. Don't accept the renewal without comparing.