Staying high and dry when the snow melts

With a lot of snow on the ground and warmer weather around the bend, are floods and wet basements a given this spring?

The potential for flooding is difficult to predict, said meteorologist Paul Douglas. It depends on snow on the ground but also water content in the snowpack, depth of the frost layer, speed of the March/April warmup and spring rainstorms. But anyone who might be affected by flooding can't afford to wait for rising waters before taking out flood insurance. Policies require 30 days to take effect. Since most flooding starts in April, time's a-wasting.

But what about residents worried more about water in their basements from snowmelt along the foundation, not flooding? Are they covered by flood insurance? Does a homeowner's policy cover a wet basement?

Dollars & Sense checks it out.

Q How can I find out the flood risk of my property?

A Go to www.floodsmart.gov and look for "one-step flood risk profile" or call 1-888-379-9531 and ask for a referral for an agent in your area who sells flood insurance. Unless you're a Minneapolis resident living near Minnehaha Creek, your profile probably shows low to moderate flood risk, but 25 percent of the claims from the National Flood Insurance Program (NFIP) occur outside high-risk flood areas. Policies in low-risk areas are cheaper.

Q What type of insurance covers water in my basement from snowmelt around the foundation or a high water table?

Source: Jim Cox, owner of Minneapolis St. Paul Insurance Agency in St. Paul. Q Does flood insurance include basement coverage?

A Yes and no. It includes sump pumps, solar energy pumps or tanks, furnaces, water heaters, electrical or circuit breaker boxes, stairways, unpainted drywall walls and cleanup. If the insured added contents coverage, clothes washers, dryers and freezers are also covered. Contents are covered for depreciated value, not replacement value. Finished walls, floors and ceilings and personal belongings are not covered. Coverage is limited to $250,000.

Q Who sells flood insurance?

A Insurance agents sell the policies, but ask your agent if he or she has taken classes to stay up to date on flood coverage. If you have a flood claim, it is administered by private insurance companies but paid by the NFIP federal program. Flood insurance is available to renters and home and condo owners. Many agents have not been trained on flood insurance and commissions are low, which might explain why it's not aggressively sold.

Source: Robert Somers, an agent who sells flood insurance for Service Associates Insurance in St. Louis Park. Q What does it cost?

Source: Robert Somers. Q Why do so few people buy it?

A They think their homeowner's policy covers them for flood damage, which it doesn't.

Source: Robert Hunter, former Texas insurance commissioner. Q Complaints about homeowner's insurance claims being denied or delayed are more common. What should homeowners do to make sure they get paid?

A When you have a major claim, start a notebook and keep notes of every conversation. Write down names, dates and conversation details. Keep all correspondence from the company. If you end up hiring an attorney or going to court, your case will be much stronger if you can point out that on Feb. 1, Connie in claims said that the check was mailed Jan. 29 but it has still not been received. Jay Feinman's new book "Delay, Deny, Defend: Why Insurance Companies Don't Pay Claims and What You Can Do About It" (Penguin Books, $26) describes in detail how consumers can defend themselves against insurance companies.

Source: Robert Hunter. Q How and when should a lawyer be hired if an insurance company is delaying, underpaying or refusing to pay?

Q Is there anything I can do now to prevent water seeping in from snow around my foundation?

A Make sure drainpipe extensions are connected and shovel snow at or near the foundation several feet away from the house.