Outside the Floodplain Does Not Mean Outside the Flood Risk

For many property owners, flood risk seems like a simple yes-or-no question:

“Am I in a flood zone?”

Unfortunately, the real answer can be considerably more complicated.

An Associated Press investigation published September 29, 2026, examined gaps between flood risk and flood-insurance participation across the United States. According to the AP's analysis, approximately 2.4% of U.S. properties carry federal flood insurance while about 8.4% face severe flood risk.

The article has particular relevance here in Kentucky.

The AP looked at communities in Eastern Kentucky still dealing with the consequences of the devastating 2022 flooding and found areas where significant flood exposure exists despite very low participation in the National Flood Insurance Program.

The story highlights an important issue for anyone buying, developing or improving property:

A FEMA flood map is extremely important—but it is not a guarantee that flooding cannot occur outside a mapped Special Flood Hazard Area.

What a FEMA Flood Map Tells You

FEMA Flood Insurance Rate Maps are used to identify regulatory flood zones and areas subject to particular floodplain requirements.

They are essential tools for lenders, communities, surveyors, engineers, insurers and property owners.

But flood risk is not limited to one regulatory boundary.

Heavy rainfall, inadequate drainage, overwhelmed storm systems, streams, culverts, changes in upstream development and local topography can create flooding outside areas traditionally associated with river flooding.

The AP investigation also points to limitations in existing flood mapping, particularly when attempting to represent inland flooding associated with extreme rainfall.

This Is Where Elevation Matters

Two buildings sitting relatively close together can have very different flood exposure simply because of elevation.

That is why surveyors and engineers look at more than an address on a map.

Depending on the situation, useful information may include:

• Ground elevations

• Finished-floor elevations

• FEMA flood-zone designations

• Base Flood Elevations

• Nearby streams and drainage features

• Culvert and storm-sewer locations

• Existing site grading

• Historical drainage patterns

• Changes caused by previous or proposed development

An Elevation Certificate, for example, documents specific elevation information about a building and its relationship to the mapped floodplain.

For development projects, detailed topographic surveying and engineering analysis may be necessary to determine how proposed grading, structures or fill will interact with the surrounding floodplain or drainage system.

Ask the Better Question

Instead of asking only:

“Is this property in the floodplain?”

a better conversation may begin with:

“What do we know about the flood and drainage conditions affecting this property?”

Sometimes the answer is straightforward. Sometimes additional surveying or engineering information is needed.

Either way, understanding those conditions before purchasing, designing or constructing improvements can prevent some very expensive surprises later.

Abbie Jones Consulting, PSC provides surveying and civil engineering services including topographic surveys, Elevation Certificates, floodplain-related surveying and engineering, drainage analysis and support for FEMA CLOMR and LOMR processes.

Because when it comes to flood risk, a line on a map is an important place to start—but it should not always be where the investigation ends.

Source: Associated Press, “Millions Who Need Flood Insurance the Most Don’t Have It as Flawed Federal Program Raises Prices,” September 29, 2026.