If water got into your home overnight, put safety first, photograph everything before you clean, and call your insurance company. Standard homeowners and renters policies generally don’t cover flood damage, so coverage depends on separate flood insurance or a water backup endorsement. Buyers and sellers should start with flood maps and Nebraska’s seller disclosure form.
I’m Lacory Gordon, a REALTOR with Revel Realty in Bellevue. Many of my neighbors are cleaning up today, and if that’s you, I’m sorry. Here’s what I’d want a friend to know.
Key takeaways
- Put safety first, photograph everything before you clean, and call your insurance company.
- Standard homeowners and renters policies generally don’t cover flood damage. Coverage depends on separate flood insurance or a water backup endorsement.
- A new NFIP flood policy generally takes effect 30 days after you apply and pay, so it covers future floods, not damage that already happened.
- Buyers and sellers should start with flood maps and Nebraska’s Seller Property Condition Disclosure Statement.
What happened with the Omaha flooding on Sept. 30 and Oct. 1?
Heavy rain tied to the remnants of Hurricane Polo hit overnight Wednesday, according to WOWT and KMTV. Nebraska Public Media reported that the National Weather Service had reports of more than 8 inches of rain in Douglas County and more than 7 inches in Sarpy County.
KETV reported that Big Papio Creek and Papio Creek overflowed, with a water rescue near 72nd and Q. In Bellevue, WOWT reported Highway 370 closed between 31st Street and the JFK Freeway after flooding where Big Papillion Creek meets Papillion Creek near 36th Street. Check road closures before you drive.
How do I check a home’s flood risk in Omaha?
Start with the FEMA Flood Map Service Center, where you can search an address for its official flood map. For a local Omaha flood zone map with parcel lines:
- Sarpy County: The Sarpy County GIS map service (SIMS) has a clickable “Flood Maps” layer, according to the county’s planning regulations page.
- Douglas County: Try the county’s DOGIS map hub.
- City of Omaha: The Planning Department handles floodplain information for properties inside the city.
- Papio-Missouri River NRD: See the NRD’s floodplain management page.
As Ready.gov puts it, flooding doesn’t follow lines on a map. If you’re buying a home in a flood zone in Omaha, lenders making federally regulated mortgages must require flood insurance in a special flood hazard area, according to the Nebraska Department of Insurance.
Does homeowners insurance cover flooding in Nebraska?
Usually not. The Nebraska Department of Insurance says standard homeowners policy language excludes flood. What to know about flood insurance in Nebraska:
- It’s a separate policy. The National Flood Insurance Program (NFIP) offers home building coverage up to $250,000 and contents coverage up to $100,000.
- There’s a waiting period. A new NFIP policy generally takes effect 30 days after you apply and pay. Exceptions include buying it at a loan closing (effective at closing) and buying within 13 months after a flood map revision (one day), per federal regulation 44 CFR 61.11.
- Renters can buy contents coverage. A landlord’s policy covers the building, not your belongings.
- Basement contents are limited. The NFIP’s renters brochure says basement contents coverage is limited to a washer, dryer, freezer, and the food in it.
- Private flood policies exist. Federal rules require regulated lenders to accept private flood policies that meet the regulation’s definition, so ask your agent to compare.
Sewer backup is different. The NFIP covers it only when it directly results from flooding, according to FloodSmart. Many homeowners policies exclude sewer and sump pump failure, the Nebraska Department of Insurance notes, but a separate water backup endorsement is often available.
What do Nebraska sellers have to disclose about water and flooding?
Under Neb. Rev. Stat. 76-2,120, most sellers of homes with one to four units must give buyers a written disclosure statement. The Nebraska Real Estate Commission’s Seller Property Condition Disclosure Statement asks, among other things:
- Has there been water intrusion in the basement or crawl space?
- Has there been damage from flood (and other causes like hail or fire)?
- Is the property in a flood plain or floodway?
- Are there flooding, drainage, or grading problems?
- Has the main sewer line backed up or drained slowly?
- Have you made insurance claims, and were repairs completed?
Sellers answer to the best of their knowledge, and the statute requires them to update the statement if they learn it’s no longer accurate before a contract binds the buyer. Some transfers, like foreclosure sales and never-occupied new construction, are exempt. This is general information, not legal advice, so if water came into a home you’re selling, talk with your agent or an attorney.
What should I inspect after water gets into a home?
- Safety first. Ready.gov says not to touch wet electrical equipment or anything electrical while standing in water. If you smell gas, leave and call MUD’s emergency line at 402-554-7777 or 911, per MUD.
- Document before you clean. FloodSmart recommends photos and video of water lines, structural damage, and appliance serial numbers, plus keeping small samples of damaged materials and every receipt.
- Basement and foundation. Photograph any damage to floors and foundation walls.
- Sump pump. Make sure it runs. Ready.gov suggests a battery backup and check valves.
- Mold. The EPA says to assume mold growth if you couldn’t dry the home within 24 to 48 hours, and FloodSmart notes NFIP policies don’t cover preventable mold.
- HVAC, water heater, and electrical. The EPA says not to run HVAC until the home is cleaned, dried, and repaired. FloodSmart recommends a qualified expert inspect before power goes back on.
- Contractors. FloodSmart advises getting written estimates, checking licensing and insurance, and avoiding anyone who demands full payment up front.
Where can I get help after flooding in Omaha and Sarpy County?
- Emergencies: 911
- City of Omaha non-emergency issues: Mayor’s Hotline, 402-444-5555 or OmahaHotline.com
- Sarpy County Emergency Management: sarpy.gov, 402-593-5785
- Douglas County Emergency Management Agency: ema.douglascounty-ne.gov
- Weather and warnings: NWS Omaha/Valley
- Power outages: OPPD, 1-800-554-6773
- Gas emergencies: MUD, 402-554-7777
- Shelter and recovery help: American Red Cross Nebraska
Frequently asked questions
Does homeowners insurance cover flood damage in Nebraska?
Usually not. The Nebraska Department of Insurance says standard homeowners policies exclude flood. Flood damage requires a separate flood policy from the NFIP or a private insurer.
Can I buy flood insurance now for this flood?
No. A new NFIP policy generally takes effect 30 days after you apply and pay, so it protects against future floods, not damage that already happened.
How do I check if a house is in a flood zone in Omaha?
Search the address on FEMA’s Flood Map Service Center at msc.fema.gov. Sarpy County’s GIS map service also has a flood map layer. Flooding can still happen outside mapped flood zones.
Do Nebraska sellers have to disclose past flooding?
Most sellers of one- to four-unit homes must complete Nebraska’s Seller Property Condition Disclosure Statement. It asks about basement or crawl space water intrusion, flood damage, flood plain location, and drainage problems. Sellers answer to the best of their knowledge.
Can renters get flood insurance?
Yes. The NFIP offers renters contents coverage up to $100,000. A landlord’s flood policy covers the building, not your belongings.
This post is general information, not legal or insurance advice. Coverage depends on your policy, so check with your insurance agent, and talk with an attorney about disclosure questions.
I’m here if you need a hand
If you’re sorting out what last night means for a home you own, rent, or plan to buy, I’m glad to pull a flood map or read through a disclosure form with you. Call or text me at 402-297-6625 or email lacoryg@revelne.com.
Lacory Gordon, REALTOR
Revel Realty
1313 Harlan Dr, Bellevue, NE 68005
