It's one of the most common questions we hear at our Glendale office. Your lender didn't require flood insurance, your home isn't next to a river, and you've never seen water come in. So why pay for it?
Here's the short answer: being outside a high risk flood zone lowers your risk, but it doesn't remove it. According to FEMA, nearly 1 in 3 flood insurance claims filed from 2014 to 2024 came from homes outside high risk flood zones. Those homeowners were told they were in a "low risk" area too.
What Does "Not in a Flood Zone" Actually Mean?
Technically, every property in the United States is in a flood zone. FEMA's flood maps simply sort them by risk:
High risk zones are labeled A or V. These are called Special Flood Hazard Areas, and most mortgage lenders require flood insurance here.
Moderate to low risk zones are labeled B, C or X. Flood insurance is usually optional here, but FEMA still recommends it.
So when someone says "I'm not in a flood zone," what they usually mean is "I'm in a moderate or low risk zone." Low risk is not the same as no risk.
Why Low Risk Homes Still Flood in Southern California
Flood maps are built mostly around rivers, washes and the coastline. But in Los Angeles County, a lot of flood damage comes from things the maps don't fully capture:
Storm drains that can't keep up. When an atmospheric river drops several inches of rain in a short time, streets can fill with water and push it into garages, yards and living rooms.
Hillside runoff. Homes below the San Gabriel and Verdugo foothills can get water and mud flowing downhill, even with no river nearby.
Wildfire burn scars. After a fire, the ground can't soak up rain, so even a normal storm can turn into a flash flood or mudflow for several years.
Neighborhoods change. New construction and more paved surfaces send more water into the streets than when the maps were drawn.
Why Your Lender Didn't Require It
Lenders are generally only required to make you buy flood insurance if your home is in a high risk zone and you have a federally backed mortgage. Outside those zones, it's your choice.
That's why so many homeowners in moderate and low risk areas don't have flood coverage. Not because they don't need it, but because nobody told them to get it.
Does Homeowners Insurance Cover Flood Damage?
No. Standard homeowners, condo and renters policies in California do not cover flood damage, no matter which flood zone you're in. If rising water from outside gets into your home, you need a separate flood insurance policy to be covered.
Flood Insurance Often Costs Less Outside High Risk Zones
Here's the good news. FEMA prices flood insurance based on your specific home, looking at things like its elevation, how close it is to water and what it would cost to rebuild. Homes in moderate to low risk areas often pay much less than people expect.
Flood policies through the National Flood Insurance Program can cover up to $250,000 for your home and up to $100,000 for your belongings. Renters can buy coverage for their belongings only. If your home is worth more, private flood insurance may offer higher limits.
Can't I Just Rely on Disaster Assistance?
Many people assume the government will help if their home floods. But federal disaster assistance is only available after a major disaster is officially declared, and much of that help comes as a loan you have to pay back. A flood insurance policy pays your claim whether or not a disaster is declared.
How to Check Your Flood Zone
You can look up your address on FEMA's Flood Map Service Center at msc.fema.gov. Or just give us a call, and we'll check your flood zone for you and explain what it means for your home.
Don't Wait Until Rain Is in the Forecast
Most flood insurance policies have a 30 day waiting period before coverage starts, so buying the day a storm is announced usually won't help. Learn more in our guide to the flood insurance waiting period in California.
Frequently Asked Questions
Is flood insurance required if I'm not in a high risk flood zone?
Usually not. Lenders typically only require it in high risk zones. But FEMA recommends flood insurance for homes in moderate and low risk areas too.
Is flood insurance worth it in a low risk zone?
For many homeowners, yes. Coverage is often less expensive in lower risk areas, and a single flood can cause tens of thousands of dollars in damage that homeowners insurance won't pay for.
What flood zone is Glendale in?
It depends on your exact address. Many neighborhoods in Glendale and Los Angeles are in moderate to low risk zones, while some areas near washes and the foothills are mapped higher. Check your address on FEMA's map or call us.
Does flood insurance cover mudflow?
Yes. Flood insurance through the National Flood Insurance Program covers mudflow, which is a river of liquid mud moving over land. It does not cover landslides.
Can renters get flood insurance outside a flood zone?
Yes. Renters can buy flood coverage for their personal belongings, no matter which zone they live in.
Talk to a Local Agent
Not being in a high risk flood zone is good news, but it's not a guarantee. The best way to know your real risk, and what coverage would cost, is a quick conversation with a local agent.
At Amik Gasparyan Insurance Agency, we help homeowners and renters in Glendale, Los Angeles and across California find the right flood coverage, along with homeowners, auto, life and earthquake insurance.
Call us at (818) 459-3400 or visit us at 372 Arden Ave #103, Glendale, CA 91203 for a flood insurance quote.