This is wrong on so many levels; first of all, the reason the federal government created the National Flood Insurance Program was because private insurers didn't cover floods, period.
Originally Posted by Poet Laureate
Isn't that pretty much what I said above and what the article said? You said the private insurers don't cover them "period", but then you say now the big ones do. What changed? It is all a matter of the premium isn't it? They are always willing to cover it, but they can't find customers who can afford the realistic premiums. Which is why the feds have had to step in. That's fine in a farming area where we have no choice, but not on beach fronts where there is almost always another choice. More below.
Now, to beach houses. It's easy to say No to federal coverage for beach houses, but where do you draw the line? Many beach houses aren't brand new palaces, but are closer to shacks that their owners stay in because they can't afford to go anywhere else. The home is uninsurable, and because of that it's worth next to nothing. Very often the land is worth more than the building.
Originally Posted by Poet Laureate
Actually, the line is quite easy to draw. They can't rebuild, period.
If the houses are palaces, they should already have insurance. if not, that loss is on the millionaire idiot homeowner. Not on the rest of us.
If the house are shacks, then a hurricane is the perfect opportunity to get rid of those homes. The government can condemn the property and pay the homeowner the fair market value of the house, which isn't much if it is a shack. And if you are not permitted to rebuild on the land, then the land is not worth much either. The low income people living in beach bungalows can live in small modest homes a mile inland, too. And we don't have to rescue them next time, nor do we have to incur the cost of ever re-building those homes ever again. We do not need to subsidize their memories or the sentimental value they attach to being by the water.
What about the beach house that's built to use as a summer vacation rental? Look at all the money a house like this pumps into the local economy. Restaurants, theaters, grocers, and tourist attractions make money off those who rent these houses, and in many cases the owners put much of that money right back in to another property, creating local jobs in areas that desperately need the money.
Originally Posted by Poet Laureate
Whatever benefit a beach front home brings to the local economy is overvalued, because the cost of the re-building is not priced into the equation. The cost is borne by other people living elsewhere. It is fundamentally unfair for a landowner to pocket the money from a summer rental and for a town to pocket the property taxes and sales taxes, but then pass on the rebuild costs to the government because flood insurance is too expensive.
We see something similar in industry, where factories pollute the air or the water or both. The benefits of the jobs and products of those factories do not properly reflect the TRUE costs (i.e., external costs) to society in terms of health care and ruined land. That's why it is necessary to force them to install the necessary equipment to clean up their waste. If the equipment is so expensive the factory cannot be profitably operated, then do NOT build the factory.
Why don't we apply the same logic to houses located in flood zones?
And in some cases the homeowners are willing and able to pay the premiums, but the insurers are not willing to run the risk.
Originally Posted by Poet Laureate
Sorry, but I am not buying that. And the article I linked to pretty much states the same thing. Like the article says, there is no such thing as an "uninsurable risk". The problem is finding customers who can afford the premium.
The insurance companies cannot find enough customers. WHAT DOES THAT TELL YOU ABOUT THE WISDOM OF BUILDING IN FLOOD ZONES?
In many states this has led to the creation of quasi-governmental entities that underwrite risks no one else will touch, thus keeping the homeowner from having to face huge financial penalties for not securing the insurance required by the mortgage.
Originally Posted by Poet Laureate
You missed the fundamental first question regarding the homeowner: Why does he have to have the mortgage in the first place? If he doesn't build/buy the beach house in the first place, there is no need for a mortgage.
I acknowledge the necessity of having farms in the flood plain of the Mississippi - that's where the good soil is. So having the government underwrite those risks is necessary, even if distasteful.
But little if any of that applies to the beach front areas in NY and NJ that got hammered. In another thread, I posted links to pictures of the damage Sandy did. Check out the photos from Seaside Heights in NJ. Apparently, the word "Heights" is being used ironically.
Do we really need to rebuild the amusement park and the beach bars and restaurants that are RIGHT ON THE DUNES in Seaside Heights? Do we really need to subsidized their insurance in the future?