December 24 Flood Emergency Exposes Insurance Gaps and Construction Vulnerabilities in Pacific Beach and Mission Beach

What Happened: December 24, 2025 Emergency Declaration and Flash Flooding Impact

Governor Newsom proclaimed a state of emergency on December 24, 2025, in Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Shasta counties to protect Californians from powerful storms.

For San Diego County specifically, the National Weather Service issued a flood watch from 4 a.m. Wednesday through 1 a.m. Thursday, with a wind advisory in effect from 3 a.m. to 10 p.m. on Christmas Eve. Wind gusts reached up to 45 mph across the region.

The heaviest rains from the atmospheric river storm came through Wednesday evening, with rain falling at rates between half an inch to an inch per hour during the holiday storm. Much of Southern California experienced the "most ever" two-day rainfall for the Christmas Eve-Christmas Day period, according to the National Weather Service.

Local Impacts in San Diego:

• A 61-year-old San Diego man died Wednesday when high winds toppled a tree onto him, according to San Diego Fire-Rescue Department Captain Jason Shanley
• Multiple motorists on San Diego County freeways reported hazards including tree limbs and debris in traffic lanes
• In La Jolla, the California Highway Patrol reported flooding at Interstate 5 and La Jolla Parkway
• In Coronado, police asked drivers to avoid Park Place and Star Park Place due to electrical wires down
• Widespread power outages affected thousands of San Diego residents on Christmas Eve

Emergency Resources Deployed:

Governor Newsom directed state agencies to pre-deploy emergency response resources statewide, including:

• 55 fire engines
• 10 swiftwater rescue teams
• Five hand crews
• Five dozers
• Four loaders
• Three helicopters
• An incident management team
• An Urban Search and Rescue Team
• Over 300 personnel

The emergency proclamation allows for rapid mobilization of state resources under the California Disaster Assistance Act and deployment of the California National Guard if needed. It also authorizes Caltrans to seek federal assistance for repairs to damaged roads and highways.

The Insurance Crisis No One Talks About: Why Your Homeowners Policy Won't Cover Flood Damage

Here's the critical fact most San Diego homeowners don't realize: standard homeowners insurance policies exclude flood damage entirely.

According to the California Department of Insurance, standard exclusions in California homeowner insurance policies include flood, earth movement, earthquake, landslide or mudflow, settling, cracking, shrinking, subsidence or sinkhole, erosion, sinking, rising, shifting, expanding or contracting of earth.

The Wildfire Exception:

There is one important exception: Many policyholders may not be aware that homeowners' and commercial insurance policies typically exclude flood, mudslide, debris flow, and other similar disasters—unless they are directly or indirectly caused by a recent wildfire or another peril covered by the applicable insurance policy.

Insurance companies have a legal duty to cover damage from any mudslide, debris flow, or similar disaster that is caused by recent statewide wildfires that may have weakened hillsides. This becomes relevant in burn scar areas but does not apply to normal rainfall flooding.

California FAIR Plan Limitations:

The California FAIR Plan currently does not cover any storm-related damage unless a consumer has purchased a supplemental "difference in conditions" (DIC) policy from another insurance company.

What This Means for Pacific Beach Homeowners:

If your home sustained water damage during the December 24 storm from:

• Water entering through doors or windows due to flooding
• Groundwater seepage through foundation walls
• Rising water from nearby creeks, drainage channels, or storm sewers
• Coastal storm surge

...your standard homeowners policy will not cover the damage.

Getting Help:

The California Department of Insurance can help consumers with insurance coverage or claim questions. Contact them at the consumer hotline at 800-927-4357 or through online chat or email at insurance.ca.gov. The law requires your insurance company to provide a copy of your policy and all endorsements free of charge within 30 days of your request.

FEMA Flood Zones in Pacific Beach and Mission Beach: What Property Owners Need to Know

Recent FEMA Flood Map Updates:

Recent FEMA Flood Insurance Rate Map (FIRM) updates include areas along the City of San Diego's coastal zones in the communities of South Mission Beach, North Mission Beach, Pacific Beach, Bird Rock, and Tourmaline Surfing Park to La Jolla Shores.

The updated FIRMs went into effect on December 20, 2019, and property owners are being notified by mortgage lenders if flood insurance is now required.

Understanding Special Flood Hazard Areas (SFHAs):

Special Flood Hazard Areas (SFHAs) are areas located within the 100-year floodplain, defined as any area that has a one percent chance of flooding in any given year.

The FEMA Flood Insurance Rate Maps (FIRMs) are the official maps showing the community's Special Flood Hazard Areas. These maps are utilized as the basis for:

• Local floodplain management regulations
• Mitigation efforts
• Flood risk assessment
• Determining if flood insurance is required for structures on a property

Common Flood Zones in Pacific Beach and Mission Beach:

Zone AE: Special flood risk areas with a 1% annual chance of flooding and base flood elevations (BFEs) determined. Most common in areas near Mission Bay, Rose Creek, and low-lying coastal sections.

Zone VE: Coastal High Hazard Areas with a 1% or greater chance of flooding plus additional hazards from storm surges and waves. Typically applies to properties within 500 feet of the high tide line along the Pacific Ocean coastline.

Zone A: Areas with a 1% annual chance of flooding but without established BFEs. Less common in Pacific Beach due to comprehensive FEMA mapping.

Coastal A Zones: Areas with moderate wave action or breaking waves. These areas have stricter construction requirements than standard AE zones.

How to Check Your Flood Zone:

The FEMA Flood Map Service Center (MSC) is the official public source for flood hazard information. You can:

• Visit the FEMA Map Service Center at msc.fema.gov
• Use the address search feature to find your official flood map panel
• View maps online through SanGIS (San Diego Geographic Information Source)
• Contact FEMA Map Information eXchange (FMIX) at 1-877-FEMA-MAP (1-877-336-2627)
• Email FEMAMapSpecialist@riskmapcds.com

Local Resources:

For additional assistance, contact the City of San Diego Floodplain Management Division or San Diego County Department of Public Works Flood Control Section at (858) 694-2055.

Understanding NFIP (National Flood Insurance Program) Requirements and Coverage Limits

San Diego and NFIP Participation:

Flood insurance coverage is available under the NFIP for participating communities such as the County of San Diego and the City of San Diego. In California, approximately 99 percent of California communities participate in the NFIP.

Congress created the National Flood Insurance Program (NFIP) in 1968 in response to the rising cost of taxpayer-funded disaster relief for flood victims. The NFIP makes federally backed flood insurance available in communities that agree to adopt and enforce floodplain management ordinances to reduce future flood damage.

Coverage Limits:

Single-family homes: Maximum coverage of $100,000 for contents and up to $250,000 for building coverage.

Other residential buildings: Maximum available coverage limit of $500,000 for building coverage and $100,000 for contents coverage.

Non-residential properties: Up to a total of $1 million of flood insurance coverage is available for non-residential buildings and contents.

Key Requirements:

Homes and businesses in high-risk flood areas with mortgages from government-backed lenders are required to have flood insurance.

The Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 made the purchase of flood insurance mandatory for federally backed mortgages on buildings located in a Special Flood Hazard Area (SFHA).

Waiting Period:

There is usually a 30-day waiting period before coverage goes into effect. Exceptions apply:

• When the purchase of insurance is conducted in connection with making, increasing, extending, or renewing a loan
• When the purchase occurs during the one-year period following issuance of a revised flood map for a community

San Diego Premium Discount:

As a resident of the City of San Diego, those required to purchase flood insurance may be eligible to receive subsidized flood insurance through the NFIP.

Effective October 1, 2023, all NFIP policyholders in the City of San Diego began receiving a 15% discount on their premiums due to the City receiving a Class 7 rating in FEMA's Community Rating System (CRS) for exceeding the program's minimum floodplain management standards.

Important Facts:

• Homeowners' insurance policies do not cover flood damage
• Over 25 percent of all flood insurance claims occur in areas outside the floodplain
• You can buy flood insurance no matter what your flood risk

How to Purchase Flood Insurance:

To find an insurance provider:

• Visit floodsmart.gov/get-insured/flood-insurance-provider
• Call the NFIP at (877) 336-2627
• Contact the County Stormwater hotline at 1(888) 846-0800
• Email watersheds@sdcounty.ca.gov

Flood-Resistant Construction Techniques for Coastal San Diego Properties

California Building Standards Code (Title 24):

The flood provisions of the California Building Standards Code, CCR Title 24, meet or exceed the minimum NFIP requirements for buildings and structures.

Communities may decide to locally adopt Title 24 Part 2, Appendix G: Flood-Resistant Construction. Appendix G must be re-adopted each time the California Building Standards Commission adopts a new edition of the building code.

Foundation Requirements by Zone:

Zone VE (Coastal High Hazard Areas):

The lowest horizontal structural member of the lowest floor must be a minimum of 1 foot above the Base Flood Elevation (BFE).

Homes in coastal high hazard areas (V-zones) are required to have open foundations—piers, columns, or piles. Open foundations:

• Reduce the surface area impacted by flooding and breaking wave loads
• Reduce the risk of scour and erosion around the foundation
• Allow water and debris to flow underneath the structure

NFIP requires a licensed engineer or architect to design and certify foundations for buildings in V-zones.

Parking, storage, and building access areas may be located below the BFE provided that the walls are certified as breakaway construction.

Zone AE:

The finished floor of the living space must be a minimum of 1 foot above the Base Flood Elevation (BFE).

Parking, storage, and building access areas may be located below the BFE provided that:

• Materials are flood resistant
• Spaces are unfinished
• Flood openings are provided

ASCE 24-05 requires the lowest floor of most non-residential buildings in AE zones to be elevated to the DFE (Design Flood Elevation), or to the BFE plus one foot, whichever is higher.

Alternatively, non-residential buildings have the option of flood-proofing. Buildings must be flood-proofed a minimum of 2 feet above the BFE.

Coastal A Zones:

In areas with Moderate Wave Action or designated Coastal A Zones, buildings must be supported on:

• Piles
• Drilled shafts
• Caissons
• Other deep foundations (including columns and shear walls)

Foundation depth must take into account erosion and local scour.

Stem walls supporting floors and backfilled with soil or gravel are allowed in Coastal A Zones if designs provide for the effects of local scour and erosion.

Flood-Damage Resistant Materials:

The NFIP regulations require all materials below the lowest floor to be flood damage-resistant materials. According to FEMA Technical Bulletin 2, acceptable materials include:

• Marine-grade plywood (exterior grade with waterproof adhesive)
• Cement board (fiber-cement siding and backer board)
• Concrete and concrete block
• Ceramic tile
• Epoxy-based paints and coatings
• Pressure-treated lumber
• Closed-cell spray foam insulation (not open-cell)
• PVC, vinyl, and rubber flooring

Fasteners and Connectors:

Connectors and fasteners made of the following materials are recommended:

• Stainless steel
• Hot-dipped zinc-coated galvanized steel
• Silicon bronze
• Copper

In coastal environments where airborne salts contribute to corrosion, corrosion-resistant connectors and fasteners are recommended throughout the building.

Breakaway Walls:

FEMA Technical Bulletin 9 provides guidance on NFIP requirements for the design and construction of breakaway walls used to create enclosures below the lowest floor of elevated structures in Coastal High Hazard Areas.

Breakaway walls must be designed to collapse under wave forces without causing damage to the elevated structure above.

Proper Site Grading and Drainage Design to Prevent Water Intrusion

San Diego's Coastal Resilience Master Plan:

The City of San Diego's Coastal Resilience Master Plan (CRMP) Phase 1 includes Pacific Beach and Tourmaline Surfing Park as one of six separate project sites along the city's coastline, recognizing the unique flood vulnerabilities of this coastal area.

The CRMP Phase 1 focuses on the feasibility of nature-based solutions to adapt to the effects of climate change on the city's coastline. In some situations, nature-based solutions are most successful when designed with a hybrid approach, including some more typical engineered gray infrastructure components such as:

• Underground storage tanks
• Seawalls
• Sluice gates
• Fortified dune systems

Nature-based solutions that achieve multiple benefits are prioritized, including:

• Habitat and wildlife protection
• Water quality improvements
• Flood storage
• Resilience from potential upstream impacts
• Recreational opportunities
• Increased coastal access for Communities of Concern

Essential Site Grading Principles:

Positive Drainage Away from Structures:

Ground surfaces should slope away from building foundations at a minimum of 2% grade (1/4 inch per foot) for the first 10 feet.

For coastal properties with limited space, consider steeper grades (up to 5%) to ensure rapid water movement away from structures.

Elevation Above Surrounding Grade:

Building pads should be elevated above surrounding grade and natural drainage patterns.

Minimum 6-inch elevation above adjacent grade is recommended for non-flood zone properties. Properties in flood zones must meet FEMA elevation requirements.

Swales and Berms:

Strategically placed swales (shallow ditches) can redirect surface water around structures toward approved drainage points.

Berms can be used to create protective barriers preventing water from flowing toward buildings.

Permeable vs. Impermeable Surfaces:

Balancing permeable and impermeable surfaces reduces runoff while maintaining usable outdoor spaces.

Permeable options include:

• Permeable pavers
• Decomposed granite
• Porous concrete
• Gravel with geotextile fabric

Coastal Commission Considerations:

For properties within the Coastal Zone, drainage improvements may require Coastal Development Permits. The California Coastal Commission reviews projects for:

• Impacts on public access
• Visual resources
• Marine resources
• Sand supply

Work with experienced coastal contractors familiar with Coastal Commission requirements to avoid permit delays.

French Drain Systems and Subsurface Drainage for Low-Lying Properties

What Is a French Drain?

A French drain is a trench filled with gravel or rock containing a perforated pipe that redirects surface water and groundwater away from structures.

When French Drains Are Essential:

Pacific Beach, Mission Beach, Bird Rock, and Tourmaline Surfing Park properties in low-lying areas near:

• Mission Bay
• Rose Creek
• San Diego River mouth
• Coastal properties with high water tables

French Drain Design Components:

Trench Depth and Width:

• Minimum 12 inches wide, 18-24 inches deep for residential applications
• Deeper trenches (30-36 inches) may be necessary for properties with high water tables or severe drainage issues

Perforated Pipe:

• 4-inch diameter minimum for residential use
• 6-inch diameter for commercial or high-volume applications
• PVC Schedule 40 is standard; corrugated HDPE is acceptable
• Holes face downward to collect water from gravel bed

Gravel Bedding:

• 3/4-inch to 1-inch crushed rock or river rock
• Minimum 3 inches below pipe, 6 inches above pipe
• Avoid using sand or fine materials that can clog

Geotextile Fabric:

• Wrap entire gravel trench to prevent soil infiltration and clogging
• Use landscape fabric rated for subsurface drainage (not standard weed barrier)
• Overlap seams by minimum 6 inches

Outlet Point:

• Must daylight to approved drainage location (street gutter, drainage easement, dry well, or sump pump system)
• Never outlet onto neighboring properties
• Coastal properties may require pump systems if gravity drainage is not possible

Installation Best Practices:

1. Slope trench at minimum 1% grade (1 inch drop per 8 feet of run) for gravity flow
2. Avoid 90-degree bends; use two 45-degree fittings instead
3. Install cleanout access points every 50 feet for maintenance
4. Mark drain locations on property survey for future reference

Coastal Salt Air Considerations:

In Pacific Beach's salt air environment:

• Use PVC pipe rather than metal
• Ensure all connections are solvent-welded, not compression fittings
• Use stainless steel or plastic grates for surface drains
• Inspect and flush systems annually

Elevated Foundation Requirements for FEMA Flood Zones A and V

Elevation Requirements Summary:

Zone VE:

The lowest horizontal structural member of the lowest floor must be a minimum of 1 foot above the BFE.

Zone AE:

The finished floor of the living space must be a minimum of 1 foot above the BFE.

Flood Openings and Vents:

The building code requires a minimum of 2 openings on different sides of the enclosed area to allow the passage of floodwater. These openings shall be no more than 12 inches above the finished exterior grade.

Flood vents are required to provide 1 square inch of net free opening for each square foot of enclosed area. There are manufactured automatic flood vents which comply with the flood vent requirements.

Foundation Types for Elevated Construction:

Pile and Post Foundations:

• Timber piles (pressure-treated Douglas Fir or Southern Yellow Pine)
• Concrete piles (precast or cast-in-place)
• Steel pipe piles (Schedule 40 minimum, corrosion-protected)
• Minimum embedment depth: 6 feet or to suitable bearing strata

Column Foundations:

• Reinforced concrete columns on concrete footings
• Masonry columns with reinforced concrete cores
• Minimum column dimension: 12 inches for single-story, 16 inches for two-story

Crawl Space Foundations (AE Zones Only):

• Not permitted in VE zones
• Must be properly vented with flood openings
• Interior grade must be at or above exterior grade
• Utilities elevated above BFE

Freeboard: Building Higher Saves Money

Adding freeboard (elevation above the minimum BFE requirement) at the time of initial construction is relatively inexpensive. Four feet of freeboard costs only about one to two percent more than the cost of elevating to BFE with a pile or masonry pier foundation.

Freeboard Benefits:

• Reduced flood insurance premiums (10-30% savings for each foot of freeboard)
• Greater protection against future flood map revisions
• Accounts for sea-level rise projections (San Diego coast: 6-12 inches by 2050)
• Increased property value and marketability

FEMA recommends consideration of elevating your structure over and above the elevation required by your floodplain ordinance to account for expected rates of sea-level rise and higher future floodplain elevations.

Documentation Requirements:

Building Elevation compliance must be documented by submitting an Elevation Certificate (FEMA Form 81-31) at three stages during the construction process:

1. After foundation is installed but before framing begins
2. During rough framing inspection
3. Final building inspection before Certificate of Occupancy

Certificates must be certified by a licensed architect, engineer, or land surveyor.

A V-Zone Certificate must be provided for buildings located in a VE Zone, certifying that the foundation design meets NFIP engineering requirements.

How Construction Choices Affect NFIP Premiums: Building Smart to Save Money

Premium Factors:

NFIP flood insurance premiums are calculated based on:

1. Elevation relative to BFE: The most significant factor. Each foot of freeboard can reduce premiums by 10-30%.
2. Foundation type: Open foundations (piles, columns) in V zones have lower premiums than enclosed foundations.
3. Flood zone designation: VE zones have higher base rates than AE zones.
4. Building occupancy: Residential vs. non-residential; primary residence vs. secondary.
5. Coverage amount: Building coverage and contents coverage are priced separately.
6. Deductible selected: Higher deductibles reduce premiums.

Cost-Saving Construction Strategies:

Strategy 1: Build 2-4 Feet Above Minimum BFE

A single-family home in Zone AE with BFE of 10 feet:

• Built to exactly 11 feet (minimum +1 foot): ~$800-$1,200/year premium
• Built to 13 feet (+3 feet freeboard): ~$500-$700/year premium
• Built to 14 feet (+4 feet freeboard): ~$400-$550/year premium

Annual savings: $250-$650/year
Additional construction cost: 1-2% of foundation cost
Payback period: 2-5 years

Strategy 2: Use Flood-Resistant Materials Below BFE

Using FEMA-approved flood-resistant materials for all components below BFE can qualify for premium discounts and reduces repair costs after flood events.

Examples:

• Marine-grade plywood instead of standard OSB
• Closed-cell spray foam instead of fiberglass insulation
• Ceramic tile instead of carpet or hardwood
• Concrete board instead of drywall

Strategy 3: Minimize Enclosed Area Below BFE

In both AE and VE zones, enclosed areas below the BFE increase flood risk and premiums. Keep areas below BFE as open as possible:

• Use for parking, building access, or storage only
• Install breakaway walls rather than permanent enclosures
• Avoid finishing spaces or installing utilities

Strategy 4: Obtain Proper Flood Vent Certification

Using engineered, certified flood vents (rather than simple screened openings) can qualify for lower premiums and ensures compliance during inspections.

Engineered vent products are available from manufacturers like Smart Vent, Flood Vents USA, and others.

Strategy 5: Document Everything

Maintain detailed records:

• Elevation Certificate from licensed surveyor
• V-Zone Certificate (if applicable)
• Photos of construction process
• Receipts for flood-resistant materials
• Copies of building permits and inspections

Proper documentation can be used to challenge premium calculations or support claims.

City of San Diego's 15% CRS Discount:

All NFIP policyholders in the City of San Diego automatically receive a 15% discount on premiums due to the City's Class 7 rating in FEMA's Community Rating System (CRS).

This discount is applied automatically—no application necessary.

Retrofitting Existing Homes: Adding Flood Protection to Older Pacific Beach Properties

Retrofit Options for Existing Homes:

Option 1: Elevate the Entire Structure

Lifting the existing building and constructing a new elevated foundation is the most effective but most expensive option.

Process:

1. Disconnect all utilities
2. Excavate around existing foundation
3. Install steel beams beneath structure
4. Lift building using hydraulic jacks
5. Construct new elevated foundation (piles, columns, or walls)
6. Lower building onto new foundation
7. Reconnect utilities and complete site work

Cost: $50,000-$150,000+ depending on building size and site conditions

Feasibility Factors:

• Building condition and structural integrity
• Soil conditions and bearing capacity
• Utility locations and easements
• Height limit restrictions in Coastal Zone
• Coastal Development Permit requirements

Option 2: Construct Flood Barriers

Flood barriers can be installed to prevent water from entering the building:

• Permanent flood walls or berms around property perimeter
• Removable flood shields for doors and windows
• Flood gates at driveways and walkways

Cost: $5,000-$30,000 depending on property size

Limitations:

• Only effective for shallow flooding (typically <2 feet)
• Requires advance warning to install removable barriers
• Not suitable for V zones with wave action

Option 3: Dry Floodproofing (Non-Residential Only)

Sealing the building envelope to prevent water entry:

• Waterproof coatings on exterior walls
• Sealed doors and windows
• Backflow preventers on all plumbing
• Sump pump systems

Cost: $15,000-$50,000

Important: Dry floodproofing is NOT permitted for residential buildings under NFIP regulations. Only allowed for non-residential structures in AE zones.

Option 4: Wet Floodproofing

Allowing water to enter but using flood-resistant materials to minimize damage:

• Remove/replace drywall with cement board below BFE
• Replace fiberglass insulation with closed-cell spray foam
• Elevate electrical outlets, switches, and panels
• Install flood vents
• Relocate HVAC, water heater, and utilities above BFE

Cost: $10,000-$40,000

Benefits:

• Less expensive than elevation
• Can be completed while occupying the home
• Reduces damage and recovery time after floods
• May qualify for modest insurance premium reductions

Option 5: Abandon Lower Floor

For two-story homes, abandoning use of the first floor and relocating all living space to the second floor:

• Remove interior walls on first floor
• Install flood vents
• Use first floor only for parking/storage
• Relocate utilities to second floor

Cost: $20,000-$60,000

Permits and Approvals:

All retrofit projects in flood zones require:

• Building permits from City of San Diego
• Floodplain Development Permit
• Elevation Certificate (before and after construction)
• Coastal Development Permit (if in Coastal Zone)
• Historical review (if property is designated historic)

Substantial Improvement Rule:

If your retrofit project costs more than 50% of the building's market value, the entire building must be brought into compliance with current flood zone construction standards.

This can trigger requirement to elevate the entire structure, significantly increasing project costs.

Emergency Preparedness Checklist for Coastal Property Owners

Before Flood Season:

• [ ] Verify your flood zone designation at msc.fema.gov
• [ ] Purchase NFIP flood insurance (30-day waiting period)
• [ ] Take photos/video of home exterior and interior for insurance documentation
• [ ] Create home inventory with receipts for valuable items
• [ ] Identify safe evacuation routes from your neighborhood
• [ ] Assemble emergency supply kit (3-day minimum)
• [ ] Install backflow preventers on all drains and toilets
• [ ] Clear gutters, downspouts, and drainage channels
• [ ] Trim trees and remove dead branches that could fall
• [ ] Anchor outdoor furniture, grills, and equipment
• [ ] Test sump pumps and backup power systems

When Flood Watch Is Issued:

• [ ] Monitor weather forecasts and emergency alerts
• [ ] Charge all mobile devices and backup batteries
• [ ] Fill bathtubs and containers with clean water
• [ ] Move vehicles to higher ground if possible
• [ ] Elevate valuables, electronics, and important documents
• [ ] Turn off utilities if flooding is imminent
• [ ] Install flood barriers if you have removable systems
• [ ] Move hazardous materials above predicted flood levels

During Active Flooding:

• [ ] Never drive through flooded roads ("Turn Around, Don't Drown")
• [ ] Evacuate immediately if ordered by authorities
• [ ] Move to highest floor if trapped in building
• [ ] Call 911 if in immediate danger
• [ ] Avoid contact with floodwater (contamination risk)
• [ ] Stay away from downed power lines
• [ ] Do not use electrical appliances if standing in water

After Flood Waters Recede:

• [ ] Wait for official all-clear before returning home
• [ ] Document all damage with photos/video before cleanup
• [ ] Contact insurance company immediately
• [ ] Wear protective gear when entering flooded buildings
• [ ] Check for structural damage before entering
• [ ] Have licensed electrician inspect systems before restoring power
• [ ] Discard contaminated food, medicines, and cosmetics
• [ ] Remove wet materials within 24-48 hours to prevent mold
• [ ] Hire licensed contractor for repairs in flood zones
• [ ] Keep all receipts for insurance claims

Emergency Contacts:

• San Diego County Emergency Services: Call 211
• Report flooding: (858) 694-2055
• FEMA Disaster Assistance: 1-800-621-3362
• California Department of Insurance: 1-800-927-4357
• San Diego Gas & Electric: 1-800-411-7343
• City of San Diego Storm Hotline: (619) 527-7500

What to Do If Your Home Sustained Flood Damage: Construction and Insurance Steps

Immediate Actions (First 24-48 Hours):

1. Ensure Safety First

• Do not enter building if structurally unsafe
• Turn off electricity at main breaker if safe to do so
• Wear protective equipment: rubber boots, gloves, N95 mask
• Watch for wildlife (snakes, rodents displaced by flooding)

2. Document Everything

• Take extensive photos and video of ALL damage
• Document water levels (measure high-water marks)
• List all damaged items with approximate values
• Do NOT throw away damaged items until insurance adjuster approves
• Keep samples of damaged materials (flooring, drywall, insulation)

3. Contact Insurance Immediately

• Call your flood insurance provider within 24 hours
• Call homeowners insurance for non-flood damage (wind, fire)
• Obtain claim number and adjuster contact information
• Ask about advance payments for temporary housing
• Request timeline for adjuster visit

4. Prevent Additional Damage

• Remove standing water (pumps, wet vacuums)
• Open windows for ventilation (if weather permits)
• Run fans and dehumidifiers to dry structure
• Remove wet carpet, padding, and damaged drywall
• Insurance covers "reasonable steps" to prevent further damage

Construction Remediation Timeline:

Days 1-3: Emergency Water Removal

• Professional water extraction
• Move salvageable contents to dry area
• Set up industrial dehumidifiers and air movers
• Apply antimicrobial treatments

Cost: $2,000-$8,000 depending on severity

Days 4-14: Demolition and Drying

• Remove damaged drywall, insulation, flooring
• Continue drying with equipment
• Monitor moisture levels with meters (target <15%)
• Treat for mold prevention

Cost: $5,000-$20,000

Weeks 3-8: Reconstruction

• Install flood-resistant materials below BFE
• Replace drywall with cement board in flood-prone areas
• Install closed-cell spray foam insulation
• Elevate electrical outlets and HVAC components
• Apply flood-resistant paints and coatings

Cost: $15,000-$100,000+ depending on damage extent

Important Permit Requirements:

All flood damage repairs in FEMA flood zones require:

• Building Permit from City of San Diego
• Floodplain Development Permit review
• Electrical, plumbing, mechanical permits
• Inspections at multiple stages

Substantial Damage Determination:

If repair costs exceed 50% of building's pre-damage market value, the city will issue a Substantial Damage determination.

This triggers requirement to bring entire building into compliance with current flood zone regulations, which may include:

• Elevating structure to current BFE + 1 foot
• Installing proper flood vents
• Relocating utilities above BFE
• Meeting current coastal construction standards

Working with Contractors:

• Hire only licensed California contractors (verify at cslb.ca.gov)
• Obtain multiple bids (minimum 3)
• Ensure contractor is experienced with flood zone construction
• Verify contractor has proper insurance and bonding
• Get written contract detailing all work and timeline
• Never pay more than 10% deposit
• Do not make final payment until all work passes inspections

Insurance Claim Tips:

• Keep detailed records of all communication with insurance company
• Submit written documentation in addition to phone calls
• Hire public adjuster if claim is denied or significantly underpaid (typically 10% of settlement)
• File complaint with California Department of Insurance if needed: 1-800-927-4357
• NFIP claims can take 30-90 days for payment
• Appeal denials in writing within 60 days

Financial Assistance:

If you don't have flood insurance or coverage is insufficient:

• FEMA Individual Assistance: Up to $42,500 for eligible disaster victims (requires Presidential Disaster Declaration)
• SBA Disaster Loans: Low-interest loans up to $500,000 for property damage
• California Disaster Assistance: Various state programs depending on emergency declaration
• Local Assistance: Contact 211 San Diego for local resources