So are the Flood Maps getting updated or not?

Every day I hear a different rumored date on when the new flood maps are going to be out and effective. There is much rumor about them already being effective, and this property has changed or that property has changed. The reality is that we do not have a set date yet on when the maps will be in place. The proposed maps are available for viewing in most municipal engineering offices at this time but are NOT in use yet.

Here is a quick timeline on the process and our best guess on when to expect the maps to be in place.

  1. The next step will be hopefully at the end of April 2016. This is the time that FEMA brings in their regional representation to have community meetings on the new maps. This process takes several weeks as the FEMA officials will have meetings up and down the Georgia coast.
  2. After the public meetings are complete, there is an appeal period. This time is set for community officials to review, discuss and appeal any map changes.   This lasts for 90 days.
  3. Once the appeal period is over, FEMA will notify each community of final determination. The community then has 6 months to adopt or amend the flood plain ordinances or risk being suspended from the National Flood Insurance Program.

When taking these required time frames into consideration, our estimation is that we would see them at best February 2017, but more than likely March or April of 2017. The dates may fluctuate based on each community adopting the final maps and any dates.

Any new construction, substantial improvement, and insurance rating will continue to use the current maps up until the date the new maps are effective. Keep this in mind when planning purchases, construction or renovations. As we get closer to the effective dates, the timing of permits should be considered based on the new map information as the requirements could be higher or lower depending on the property.




As more information comes available, we will continue to update the Real Estate community.

Please contact us with any questions or concerns.


Jeffrey M. Brady, ANFI

Rountree and Brady Insurance Agency

(912) 356-3815

Contact Us

Recent Posts

Flood Update July 2015 …

Every week, we get at least one call asking if a flood policy can be transfer..


Useful Life Insurance Tip…

Did you know that the typical adult's life insura..


Flood Insurance Update: …



More Flood Insurance Chan…