Personal insurance
Flood Insurance
Flooding can happen anywhere. Plan for it.
What it is
Homeowners policies typically exclude flood, and flooding is not limited to high-risk zones. A flood policy helps you recover from rising water from storms, overflowing waterways or poor drainage.
Every policy is different, and exact coverage depends on the insurance company and the options you choose. We’ll walk you through the details before you buy.
What we can help you cover
- Building coverage for the structure, systems and foundation
- Contents coverage for furniture, appliances and belongings
- Options through the federal program and private flood markets
- Help understanding waiting periods before coverage starts
Flood risk in Raleigh and the Triangle
Raleigh is a long way from the coast, but it still floods. Heavy thunderstorms and the remnants of hurricanes can drop a lot of rain in a short time, and low areas along Crabtree Creek, Walnut Creek and smaller tributaries have flooded before. Hurricane Fran in 1996 is a reminder that inland Wake County is not immune to tropical storms.
Flood maps are a starting point, not a guarantee. Many flood claims come from properties outside high-risk zones, often from poor drainage or flash flooding. You can look up your address on FEMA’s flood maps and North Carolina’s Flood Risk Information System, and we are glad to walk through what the maps show with you.
How flood insurance works
Homeowners, renters and condo policies exclude flood from rising water, so flood coverage is a separate policy. The National Flood Insurance Program offers residential building coverage up to $250,000 and contents coverage up to $100,000. Private flood markets can offer higher limits or different terms, and we compare both where they are available.
Building coverage protects the structure and its systems, including the foundation, electrical, plumbing, HVAC and built-in appliances. Contents coverage is purchased separately and protects furniture, clothing and other belongings. Basements and below-grade areas have coverage limitations, so we review those if your home has one.
Don’t wait for the forecast
NFIP policies generally have a 30-day waiting period before coverage starts, with limited exceptions such as a policy required when you close on a mortgage. Once a storm is named and heading our way, it is usually too late to buy coverage for it. The best time to decide is well before hurricane season, which runs from June 1 through November 30.
Quick quote
Start your quick quote
Answer a few questions in our flood quick quote form. A Shadow Lake advisor reviews every request and follows up with you.
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FAQ
Frequently asked questions
Do I need flood insurance if I’m not in a flood zone?
Your lender may not require it, but flooding can happen outside mapped high-risk zones, especially from heavy rain and poor drainage. Coverage outside high-risk zones is often less expensive, and we can help you decide whether it makes sense for your address.
How long does it take for flood insurance to start?
NFIP flood policies generally take effect after a 30-day waiting period, with limited exceptions such as coverage required at a mortgage closing. Private flood policies may have different waiting periods.
Do you only insure people in Raleigh or North Carolina?
Our office is in North Raleigh, and we work with neighbors across the Triangle every day. As an independent agency we also help clients nationwide when we have markets that fit.
Will you compare more than one insurance company?
Yes. Shadow Lake is an independent agency, so we shop multiple top-rated carriers for you instead of selling a single brand. Availability depends on the coverage, your location and underwriting.
Can I bundle home and auto?
Often yes. Many households save time and may qualify for multi-policy discounts by placing home and auto with compatible carriers. We’ll tell you what options apply to your situation.
Flood Insurance near you
Our office is on Six Forks Road in North Raleigh, and we help households and businesses across the Triangle and nationwide.
Guides about flood insurance
- Buying a Home in Raleigh? How to Line Up Home Insurance Before ClosingFor Raleigh and Triangle homebuyers: when to shop for home insurance, what your lender needs, flood zone checks, escrow, and what changes your quote.
- Landlord Insurance in Raleigh, NC: Covering a Rental Home, Townhome, or CondoRenting out a house or condo in Raleigh? How landlord (dwelling) insurance differs from homeowners, what DP-1, DP-2 and DP-3 mean, lost rent and liability.
- Condo Insurance in Raleigh, NC: What HO-6 Covers (and What the Association Doesn't)Own a Raleigh condo or townhome? How HO-6 insurance works with the HOA master policy, what walls-in coverage includes, and gaps like flood and loss assessment.
- How to Make a Home Inventory (Before You Ever Need to File a Claim)A home inventory makes claims easier. A simple room-by-room way for Raleigh homeowners and renters to document belongings, plus what to check on your policy.