Look, anyone who doesn't realize that this is bigger than garden level apartments and regulations that a city can impose...it's just not realistic. Tide levels are rising even faster than predicted. Jersey City is going to approve a new highrise on the precise location where the flood started to invade downtown because our mayor doesn't give a damn. I used to joke about buying oceanfront property in Ohio. Not laughing so much now.

I guess I was using garden and basement interchangeably. Depending on the insurance adjuster, even the lowest floor of a garden style duplex can be considered a basement.

Primary dwellings that are even the slightest bit below street level can be considered basements because they are "sub-grade". The adjuster can use this quick definition to deny full coverage regardless if its a traditional basement.

Basically, adjusters know the ins / outs of the policy and FEMA / NFIP's guidance. There are lots of additional information that they won't tell you. I have been going through this for 3 weeks since the storm and have learned more than I had any idea existed.

Walkout basements, grade elevation, Base Flood Elevation (BFE) are all things that could potentially clear up this discrepancy.

Isn't "Garden apartments" a little misleading -- Zimmer was talking really about "basement apartments" - not about "ground floor" or "first floor" apartments...



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Hoboken mayor tells Brian Lehrer that limited insurance coverage is "major concern" for Hoboken's basement tenants

By Charles Hack/The Jersey Journal
on November 16, 2012

HOBOKEN -- Mayor Dawn Zimmer warned on The Brian Lehrer show on WNYC yesterday that following Hurricane Sandy thousands of flooded basement dwellers in Hoboken could be rendered homeless because flood insurance provides only limited coverage.

?It is a major, major concern,? Zimmer told Lehrer. ?There is limited coverage with basements. These are people's primary homes.?

Renters' flood insurance in New Jersey won't cover personal property including furniture, carpets, electronics and clothes belonging to residents in basement apartments, said Dan Corbin, director of research with the Professional Insurance Agents of New Jersey Inc.

?If you are renting you might as well not buy flood policies for personal belongings because it is not going to cover personal belongings in the basement,? Corbin said.

Under FEMA's National Flood Insurance Program, building flood insurance required by lenders for properties in flood zones must cover repairing the building itself, including foundations, repairing basement drywalls, circuit breakers, air conditioning, boilers and water heaters, and cleanup expenses.

The federal program also allows property owners to purchase personal insurance for a few select items including washing machines, dryers, freezers and portable air conditioners.

If residents can't get coverage and can't get help elsewhere, they may be eligible for up to $30,900 from the FEMA Federal Disaster Assistance.

?For people who have literally lost their homes ? and that is thousands of people in Hoboken -- that (the Federal Disaster Assistance) is not going to cover it,? Zimmer said to Lehrer. ?It is a major, major concern. The reality on the ground is that thousands of people are going to be homeless and the flood insurance system is not working because their primary residence is not going to be covered by the flood insurance.?

Scott Sanders, a spokesman for FEMA, said he understands that losses can be much higher than the federal assistance limit, but urges anyone with a loss to register on line or by phone and go to a Disaster Recovery Center.

?We are doing everything we can to provide individuals with every possible nickel of federal disaster assistance that they are eligible for,? Sanders said. ?There is not a federal program to make anyone completely whole, but we aim to provide assistance to get people back on their feet and recover from the affects of this disaster.?

There are other types of aid including rental assistance and grants to repair and replace homes that Sandy victims may be eligible for, and FEMA can help people apply for those, he said.

?We always encourage everyone who has suffered a loss to register,? Sanders said. ?We know recovery is going to take a long time. We are here and we are here in force and we are here to help.?

Victims can register Online, by smart phone at m.fema.gov or by phone at (800) 621-3362. Residents can also visit the Disaster Recovery Center at 59 Washington St. The deadline for registering for FEMA aid is Dec. 31.

The city has set up The Rebuild Hoboken Relief Fund with the Rotary Club of Hoboken and the Hoboken Chamber of Commerce to provide further assistance to residents, Zimmer said.

The city is going to have a serious issue on their hands if they don't come up with a way of handling this issue.

Think about how many businesses & residents occupy garden level - if these owners can't get proper flood coverage for the future -

How will anyone get a mortgage to purchase a property ?

Why would any business want to be somewhere they could potentially lose everything and not be covered because of a discrepancy in flood coverage ?

This could leave the city with a glut of property in limbo and serious concerns for residents and business owners.

No more garden level apartments for me! I had enough!

http://www.wnyc.org/shows/bl/2012/nov ... andy-community-check-ins/

Audio from interview with Brian Lehrer - 13:00 to 22:25

http://www.nj.com/hobokennow/index.ss ... nsurance_coverage_is.html

Brief article in NJ.com

FEMA & NFIP's classification of a primary dwelling unit as a basement, especially for homeowners paying for full coverage, poses a serious issue for Jersey City also.