FEMA Tweaks Flood Maps: More Insurance Headaches Ahead
Published Date: 12/8/2025
Notice
Summary
FEMA is updating flood risk maps for several communities, which could change flood zones and water levels used for insurance and safety rules. If you live or own property in these areas, these changes might affect your flood insurance costs and building rules. You’ve got until March 9, 2026, to check out the new maps and share your thoughts before they become official.
Analyzed Economic Effects
3 provisions identified: 1 benefits, 1 costs, 1 mixed.
Updated flood maps may change insurance
FEMA is proposing new flood maps for listed communities (for example, Sonoma County and the City of Santa Rosa). These changes may add or change Base Flood Elevations, base flood depth, Special Flood Hazard Area boundaries or zone designations, or regulatory floodways, and that could change your flood insurance costs and local building rules.
Maps determine NFIP qualification rules
The Preliminary Flood Insurance Rate Maps (FIRMs) and Flood Insurance Study reports are the basis for the floodplain management measures a community must adopt or show it already has in effect to qualify or remain qualified for the National Flood Insurance Program (NFIP). If a community does not adopt or show required measures, its NFIP participation status could be affected, which in turn could affect availability or terms of federally backed flood insurance for local property owners.
Scientific panel available for unresolved appeals
If FEMA and a local community consult for at least 60 days without agreeing on flood data, the community can request a Scientific Resolution Panel (SRP). An SRP is an independent panel of experts that reviews conflicting scientific and technical data and provides recommendations to help resolve appeals of the proposed flood hazard determinations.
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Key Dates
Department and Agencies
Related Federal Register Documents
2026-17070, Changes in Flood Hazard Determinations
New or modified Base (1-percent annual chance) Flood Elevations (BFEs), base flood depths, Special Flood Hazard Area (SFHA) boundaries or zone designations, and/or regulatory floodways (hereinafter referred to as flood hazard determinations) as shown on the indicated Letter of Map Revision (LOMR) for each of the communities listed in the table below are finalized. Each LOMR revises the Flood Insurance Rate Maps (FIRMs), and in some cases the Flood Insurance Study (FIS) reports, currently in effect for the listed communities.
2026-17073, Final Flood Hazard Determinations
Flood hazard determinations, which may include additions or modifications of Base Flood Elevations (BFEs), base flood depths, Special Flood Hazard Area (SFHA) boundaries or zone designations, or regulatory floodways on the Flood Insurance Rate Maps (FIRMs) and where applicable, in the supporting Flood Insurance Study (FIS) reports have been made final for the communities listed in the table below. The FIRM and FIS report are the basis of the floodplain management measures that a community is required either to adopt or to show evidence of having an effect in order to qualify or remain qualified for participation in the Federal Emergency Management Agency's (FEMA's) National Flood Insurance Program (NFIP).
2026-17069, Final Flood Hazard Determinations
Flood hazard determinations, which may include additions or modifications of Base Flood Elevations (BFEs), base flood depths, Special Flood Hazard Area (SFHA) boundaries or zone designations, or regulatory floodways on the Flood Insurance Rate Maps (FIRMs) and where applicable, in the supporting Flood Insurance Study (FIS) reports have been made final for the communities listed in the table below. The FIRM and FIS report are the basis of the floodplain management measures that a community is required either to adopt or to show evidence of having an effect in order to qualify or remain qualified for participation in the Federal Emergency Management Agency's (FEMA's) National Flood Insurance Program (NFIP).
2026-17068, Changes in Flood Hazard Determinations
New or modified Base (1-percent annual chance) Flood Elevations (BFEs), base flood depths, Special Flood Hazard Area (SFHA) boundaries or zone designations, and/or regulatory floodways (hereinafter referred to as flood hazard determinations) as shown on the indicated Letter of Map Revision (LOMR) for each of the communities listed in the table below are finalized. Each LOMR revises the Flood Insurance Rate Maps (FIRMs), and in some cases the Flood Insurance Study (FIS) reports, currently in effect for the listed communities.
2026-17072, Changes in Flood Hazard Determinations
This notice lists communities where the addition or modification of Base Flood Elevations (BFEs), base flood depths, Special Flood Hazard Area (SFHA) boundaries or zone designations, or the regulatory floodway (hereinafter referred to as flood hazard determinations), as shown on the Flood Insurance Rate Maps (FIRMs), and where applicable, in the supporting Flood Insurance Study (FIS) reports, prepared by the Federal Emergency Management Agency (FEMA) for each community, is appropriate because of new scientific or technical data. The FIRM, and where applicable, portions of the FIS report, have been revised to reflect these flood hazard determinations through issuance of a Letter of Map Revision (LOMR), in accordance with Federal Regulations. The current effective community number is shown in the table below and must be used for all new policies and renewals.
2026-17074, Proposed Flood Hazard Determinations
Comments are requested on proposed flood hazard determinations, which may include additions or modifications of any Base Flood Elevation (BFE), base flood depth, Special Flood Hazard Area (SFHA) boundary or zone designation, or regulatory floodway on the Flood Insurance Rate Maps (FIRMs), and where applicable, in the supporting Flood Insurance Study (FIS) reports for the communities listed in the table below. The purpose of this notice is to seek general information and comment regarding the preliminary FIRM, and where applicable, the FIS report that the Federal Emergency Management Agency (FEMA) has provided to the affected communities. The FIRM and FIS report are the basis of the floodplain management measures that the community is required either to adopt or to show evidence of having in effect in order to qualify or remain qualified for participation in the National Flood Insurance Program (NFIP).
Previous / Next Documents
Previous: 2025-22243, Proposed Flood Hazard Determinations
FEMA is updating flood risk maps for several communities, which could change flood zones and water levels used for insurance and safety rules. If you live or own property in these areas, these changes might affect your flood insurance costs and building rules. You’ve got until March 9, 2026, to check out the new maps and share your thoughts before they become official.
Next: 2025-22245, Proposed Flood Hazard Determinations
FEMA is updating flood risk maps for several communities, which could change flood zones and water levels used for insurance and safety rules. If you live or own property in these areas, these changes might affect your flood insurance costs and building rules. You’ve got until March 9, 2026, to check the new maps and share your thoughts before they become official.