Toni Leist is angry at the federal government and the insurance industry. It was some time in March when Leist learned that her duplex in Riverdale -- miles away from any waterway and two feet off the ground level -- had been identified as being in a high-risk flood zone by federal authorities.

She had known it could happen last year, but she didn't know when. As a precaution, she had asked her insurance agent to call her before the change would occur.

But that phone call never came.

Meanwhile, the new flood map took effect in Fresno County on Feb. 18, putting large areas under the classification of high-risk flooding during severe or so-called 100-year storms and forcing mortgage holders in those areas to buy insurance.

Now Leist will likely be saddled with a $1,500-a-year cost in flood insurance through the Federal Emergency Management Agency -- something she could've avoided if only she had bought a plan before Feb. 17, a day before her area was officially upgraded from low-flood risk to high risk.

"I'm angry at the federal government, because we have these service districts that do not maintain the engineering of the dikes and waterways. Basically, they are putting one more responsibility on the backs of common citizens," Leist said.

"It's another form of racketeer [ing]; it's another way for everyday citizens' money to be taken. My family has lived in Riverdale for three generations, and that area has never flooded."

Leist is one of many local residents already feeling the financial impact of FEMA's project to modernize flood maps because they live in Fresno County, where the maps already took effect in February.

Kings County will see its change on June 16.

When it does, hundreds of Kings County residents could face the same fate as Leist -- unless they buy insurance now at a lower rate and have it locked in.

So say Kings County's planning officials.

"The direct impact to the homeowners out there in those areas that are affected is really financially significant, if they don't take it seriously," said Greg Gatzka, deputy director of the Kings County Community Development Department. "Especially if they have a mortgage, because mortgage lenders will require them to have it."

The new FEMA map will add 148,523 acres to the county's high-risk flood zones, likely affecting 3,100 properties of which 1,826 are residential and commercial structures, according to Kings County's own analysis.

Perhaps the areas most significantly affected are found along the Kings River, where residential properties concentrate, although geographically speaking, the largest area to be affected is the old Tulare Lake Basin, which spans an area between Corcoran and Kettleman City.

A handful of property owners living along the Kings River contacted by The Sentinel this week knew nothing about the upcoming flood map change and potential insurance requirement.

Among them were Nick and Jas Singh, who own and run Farmers Mini Mart at the corner of Cairo Avenue and Highway 43 and live at the property.

"We've never heard anything about this," Nick Singh said. "I'm going to have to call my insurance agent."

Here's why buying flood insurance now is a good idea, officials say:

Some areas now designated as low or moderate risk are being reclassified as high risk. A high-risk designation triggers the insurance mandate for property owners paying mortgages obtained through FDIC-insured lenders.

Premiums for homes in lower-moderate risk areas under federal definition are significantly cheaper. If a homeowner insures his or her house now, the rate increase won't be nearly as drastic in the future, according to FEMA officials.

"That's true for those people who are being mapped into a new high-hazard area, for example along the Kings River," said Eric Simmons, FEMA senior engineer. "If they buy insurance sooner, they can save money in the long term."

Homeowners could estimate their premium based on the risk level and type of property online through FEMA's national flood insurance program Web site (www.floodsmart.gov).

For a typical house in a zone currently designated as low to moderate risk, with a structure value of $250,000 and a content value of $100,000, the owner might only pay $348 for an annual premium.

That's if he or she buys it now.

If not, and if that house is placed into a high-risk zone on June 16, the same level of insurance -- which would become mandatory -- might cost $2,766.

Buying insurance now would, however, allow the homeowner to "grandfather" into a cheaper policy at the time of renewal next year. In the above scenario, the rate would be around $1,385.

FEMA has been in the process of modernizing and digitizing flood maps since 2003, but the Hurricane Katrina disaster "drastically changed" the dynamic, resulting in a" guilty-until-proven-innocent approach" to the designation of high-risk flood areas, said Gatzka.

"We disagreed with a number of areas," Gatzka said. "Unfortunately, our challenges weren't successful because it required engineering studies, such as soil compaction analyses, we couldn't afford to do."

Simmons defended FEMA's project, saying the risk the agency has identified in the new map is real.

"One of the main reasons why FEMA created flood maps was to provide information for homeowners to evaluate the risk," Simmons said. "The risk is real, and FEMA encourages homeowners to understand their risk and their options, such as flood insurance to reduce the risk."

On the Web

Kings County now has an interactive Web-based GIS program that allows residents to see whether they are in the flood zone.

-- 1. go to www.countyofkings.com/planning/GIS.html

-- 2. Click on “Enter GIS viewer”

-- 3. On the “Overview” menu, choose “layers”

-- 4. Click on the “+” sign beside the “Boundaries” layer and choose “FEMA Flood Zone”

-- 5. Zoom in to inspect your property

The reporter can be reached at 583-2429.

(April 25, 2009)