Flood Protection Information

The Flood Hazard

When it floods in Kemah, it is typically due to storm surge from Galveston Bay or heavy rain inundating storm sewer systems, as happened during Hurricane Harvey in August of 2017. The storm brought torrential rain to the city and flooded hundreds of homes in Galveston County. 

FEMA issues Flood Insurance Rate Maps (FIRMs) to identify different levels of flood risks. You can discover your property’s flood risk by searching your address on the Houston-Galveston Area Council’s interactive flood map. The current and effective FIRMs for Kemah are dated August 15, 2019. For homes built before that date, it may be helpful to have access to historical FIRMs to determine which flood zone was in effect at the time of construction. Knowing this information can be critical in a dispute between a mortgage lender and an insurance agent.  The Galveston County website is a good resource for all historical and current FIRMs and flood maps. 

The Harris County Flood Warning System consists of 188 rain gauges in different areas in and around Harris County. The closest rain gauge to Kemah is rain gauge #100, located at Clear Creek and State Highway 146. The gauge monitors rain levels at different intervals ranging from the past 15 minutes to one year.  Users can sign up for real-time alerts on the site and view inundation maps from the biggest flooding events in Kemah, such as Hurricane Ike in September 2008 and Hurricane Harvey in 2017. 

Development Requirements

While FIRMs are primarily used for flood insurance purposes and to identify flood risk, they also provide a basis for the City of Kemah to regulate development within FEMA’s floodplains.  The location of a property relative to FEMA’s flood zones indicates what restrictions may be placed on new and substantially improved construction.

All development in the city requires a permit per Chapter 46 of the City of Kemah’s Code of Ordinances.  Any development in the floodplain without a permit is illegal and should be reported to the City’s Community Development Department by calling 281-334-1611. Development includes, but is not limited to, all new construction, filling, grading, and paving. Substantially damaged or improved structures, where the cost of repair (regardless of the cause of damage) or improvements to a structure equal or exceed 50% of the building’s market value, also require building permits and elevation certificates and are held to the same standards as new construction. In most cases, substantially damaged or substantially improved structures must be brought into compliance with the current code and regulations, which may mean elevating the structure. 

Communities participating in the National Flood Insurance Program must be regulated to minimum standards to provide subsidized flood insurance to their citizens. In some cases, the City of Kemah has chosen to implement higher standards to provide further protection to its citizens, such as requiring all new and substantially improved structures to be built at least 18 inches above the base flood elevation. The elevation requirement also extends to all equipment servicing the building, such as an air conditioning unit or ductwork. This higher standard provides added protection to structures but does not eliminate the flooding threat. The higher elevation requirement also benefits homeowners by giving them discounts on their flood insurance, depending on how high their structure is above the base flood elevation.

Property Protection

Rather than wait for a flood to occur, you can act now to protect your property from flood damage. Even if you’ve never flooded before, in the life of a 30-year mortgage, there is a 26% chance of experiencing a flood if a property is located in the floodplain.  Various retrofitting techniques are available to help minimize flooding, such as elevating the building, constructing barriers out of fill or concrete, and wet or dry floodproofing to make the building watertight. Because of Kemah’s susceptibility to storm surges from Galveston Bay during hurricanes and tropical storms, measures that protect against high winds, such as storm shutters or reinforced garage doors, should also be considered.

Several publications on retrofitting available at the nearest Galveston County public library can help you decide which technique is best for you and your property. You can also download the Homeowner’s Guide to Retrofitting:  Six Ways to Protect Your Home from Flooding (FEMA P-312) from the FEMA online library for information on permanent retrofitting measures for your home. Here is a link for a list of financial assistance options for property protection and flood mitigation.

Maintaining the city’s drainage system is another crucial part of property protection. Per Chapter 46, Article III of the City’s Ordinance, it is illegal in Kemah to dump any type of debris or pollutant into a stream or drainage ditch. Debris can become entangled in culverts and ditches, impeding drainage and causing water to back up and flood nearby buildings. Citizens should do their part to keep ditches and drains free of debris and to prevent grass clippings, oil, and other contaminants from entering storm sewer inlets, as all water ultimately flows into Galveston Bay. Pollutants in the water are hazardous to people and wildlife. Debris dumping and other code violations should be reported to the Public Works Department by completing an online report via the Citizen Request Tracker.

Flood Insurance

The City of Kemah participates in the National Flood Insurance Program, which is backed by FEMA and is available to all properties, including those that have flooded previously. Regardless of your location in or out of a flood zone, everyone in Kemah is encouraged to purchase and maintain a flood insurance policy. 

Even if you live in an area with low or moderate flood risk, you are 5 times more likely to experience a flood than a fire in your home over the next 30 years, and basic homeowner’s insurance policies do not cover damage from floods. 

Remember, there is a 30-day waiting period before the policy becomes effective, so don’t wait until an impending storm before purchasing a policy. Some people have flood insurance because their bank or loan company requires it when they obtain a mortgage or home improvement loan. Usually, these policies only cover the building’s structure, not its contents, but content coverage is also available and is not limited to homeowners. 

Renters are encouraged to purchase a contents policy as well. Keep in mind that a flood insurance policy must be renewed every year. Any lapse in coverage could result in uncovered claims and expensive out-of-pocket costs to repair a damaged home. 

Visit Floodsmart, The Official Site of the National Flood Insurance Program, for more details on flood insurance, including types of policies, coverage options, and other helpful information.

Flood Safety

Knowing the difference between a flood WATCH and a flood WARNING is important.  A flash flood watch is flooding that is possible in your area. A flash flood warning is flooding already occurring or will soon occur in your area. The best time to ensure you are ready for the next storm event is before one is headed your way. Have the following emergency supplies available to be prepared:

• Non-perishable foods (at least a three-day supply) and water containers
• More than one flashlight and extra batteries
• Candles and matches
• First-aid kit, along with any prescription medicine
• Extra plywood (preferably heavy, pre-cut, and pre-drilled) to cover windows
• Plastic sheeting (for water leaks)
• Battery-powered radio (and/or a NOAA Weather Radio)
• Cell phone with chargers
• Copies of personal documents (birth certificates, insurance policies, pertinent medical information, deed/lease to home)
• Extra cash
• Camera for photos of damage
• Pictures of your most valuable possessions (TV, furniture, jewelry, electronic equipment, appliances, etc.). These photos (and the item receipts) will be helpful to the insurance agent if the items are damaged by the flood event.

Flood Safety Tips

It is a good idea to have an emergency plan in place and to follow these safety guidelines in the event of a flood. 

Learn the safest route from your home or business to higher, safer ground. 

If emergency management officials tell you to evacuate or leave your home, go immediately to a safe shelter, hotel, or relative’s house. Evacuation maps for Kemah and the surrounding areas can be found here          .     

Make sure your family and employer know where you can be reached if you must leave your home in an evacuation. 

Before you leave, turn off all utilities, gas, and electricity at the main switch. Stay away from power and electrical lines. Be alert for gas leaks. 

Do not walk through flowing water. Drowning is the number one cause of flood-related deaths. Flood waters can also contain contaminants and pests (i.e., snakes).

Currents can be deceptive; six inches of moving water can knock a person off his feet. 

Do not drive through a flooded area. More people drown in their cars than in any other location, and it only takes two feet of water to move a car. Remember, Turn Around, Don't Drown!