Aila Boyd
aboyd@mainstreetnewspapers.com
The Federal Emergency Management Agency has released updated floodplain maps for the City of Salem, identifying areas at risk of flooding and outlining potential impacts for property owners.
City officials said the new maps are used to determine building requirements and calculate flood insurance needs. As a result of the update, some properties may be newly included in or removed from designated flood hazard zones.
Residents are encouraged to review the updated maps to determine whether their property is affected. Two public open house meetings are scheduled to provide additional information and answer questions. Meetings will be held March 17 from 2 to 4 p.m. and March 19 from 5 to 7 p.m. in Council Chambers at City Hall, 114 N. Broad St. City staff will be available at both sessions to discuss the changes.
Flooding is one of the most frequent and costly natural disasters in Salem. Flood risk can change over time due to erosion, land use changes, development and weather events, and may vary from neighborhood to neighborhood and even from property to property. Officials said understanding flood risk is the first step toward reducing it.
The updated Flood Insurance Rate Maps, or FIRMs, reflect improved data, updated modeling and current flood risk conditions. Salem has not had a detailed flood study completed since 2007. While the maps are preliminary, they provide residents with more accurate, internet-accessible flood risk information than previously available.
According to FEMA, some properties have been identified as partially or entirely within a newly designated high-risk flood zone known as a Special Flood Hazard Area, or SFHA. In other cases, properties are being removed from the SFHA.
If a property owner has a mortgage from a federally regulated or insured lender and the building on the parcel is located within the SFHA, federal law will require flood insurance once the new maps become effective.
Flood insurance is available through the National Flood Insurance Program, a federally backed program offered through licensed insurance agents. Even without a mortgage, officials strongly recommend flood insurance, noting that over the life of a 30-year mortgage there is more than a 1-in-4 chance of experiencing flood damage. Most homeowners insurance policies do not cover flood damage.
Property owners planning to build or make substantial improvements to existing structures may also be affected, as updated flood risk information can influence permitting requirements, construction standards and allowable development.
The maps are preliminary and subject to review. FEMA plans to open a 90-day appeal period beginning in 2026. During that time, property owners may submit technical or scientific data to appeal a flood zone designation. Property owners may also request a Letter of Map Amendment, or LOMA, if they believe their property has been incorrectly included in the SFHA. If approved, a LOMA may remove the property from the high-risk zone and eliminate the federal flood insurance requirement, although lenders may still require coverage.
After FEMA reviews all appeals and comments, final maps will be issued. FEMA will notify Roanoke County when the maps are finalized and when they will become effective, typically six months later. During that time, the City of Salem will update its floodplain ordinance and land development regulations to adopt the new maps.
Residents seeking more information may contact the Office of Community Development at 21 S. Bruffey St. General questions about the flood map update can be directed to floodplainadmin@salemva.gov or by calling 540-375-3032 between 8 a.m. and 5 p.m. Monday through Friday.
