FEMA: Rebuilding basements would cost Pilger its flood insurance

PILGER, Neb. —Basements saved hundreds of small town residents from twin tornadoes, but now, they may not be part of the rebuilding process.

An Elkhorn River flood decades ago forced the Federal Emergency Management Agency to put most of Pilger in a flood plain after homes were already built.

When a pair of June tornadoes destroyed 60 homes, nearly ¾ of the entire village, FEMA said because of flood plain regulations, new homes have to be built above ground.

“You have to build 1 foot above the BFE, which is the base flood elevation," said Kimberly Neiman, Pilger Village clerk.

The first floor of any building must be a foot higher than the Elkhorn River flood.

"It will vary anywhere from a 1/2 foot to 3 foot of fill before they can build their house,” Neiman said.

If Jim Duncan plans on staying in Pilger, he'll be one of many who need to rebuild to the FEMA guidelines.

"The house was gone. They uncovered me and the three of us walked out. Somebody was watching over us,” said Duncan, who survived the tornado in a basement.

Staying eligible for the federal flood insurance program may not cost residents a lot of money, but it will cost them something, the one place that saved so many lives.

"After your house comes down or is damaged more than 50 percent of its value, then you are not allowed to have a basement anymore,” Neiman said.

Coincidentally, basements are one of the only structures that survived the deadly tornado.

"We went to the basement. It knocked a window out of the basement, and then the house was gone,” said one Pilger resident.

Neiman said Pilger residents can build safe rooms inside or outside their homes in case there is bad weather.

“It's upsetting. I wish we didn't have to have all these regulations, but they are there for health and safety reasons. I will have to adhere to them just like everyone else because my house is gone also,” said Neiman.

Living in a flood plain can cost a lot. Flood insurance on a house 4 feet below base flood elevation will cost $9,500 a year. The yearly premium for a house constructed 3 feet above base flood stage runs $427.

Michael Cappannari, FEMA External Affairs director, said if Pilger residents rebuild with a basement, FEMA cannot guarantee they'll be eligible for federal flood protection, insurance or low-interest loans if flooding takes place.

“We are working with the state of Nebraska and with the local officials to answer any clarifying questions they have about federal regulations just to ensure citizens of Pilger are rebuilding correctly and smartly,” said Cappannari.

Cappannari said the higher the structure is above the base flood elevation, the less the premium will be. He stressed there are options for residents.

“In certain instances, basements may be permitted in a flood plain. For instance, a community could apply for a basement exception status,” he said.

Brian Dunnigan, director of Nebraska's Department of Natural Resources, said flood plains assess the risk of flooding, but for Pilger to be the site of two natural disasters is not common.

“Both a tornado and flood event are fairly rare occurrences, but to put them together is quite rare, so it's not often they would come together like this,” said Dunnigan.

He said flood plain regulations, which are enforced by townships themselves, are designed to save money and saves lives.

“To make sure if you are going to invest money in a flood plain, it's going to be a protected design,” said Dunnigan.

Dunnigan said there are more than 400 communities in Pilger's exact same situation. Rebuilding requirements will not impact homes that are less than 50 percent damaged, so they don't have to remove their basements.

Rep. Jeff Fortenberry released the following statement Wednesday:

"This has been an ongoing issue for a number of Nebraska communities. Fremont and Schuyler are two recent examples. On a related note, Congress has temporarily suspended the national flood insurance program changes which were adversely affecting a number of Nebraska homeowners and communities. Hopefully the situation in Pilger can be resolved in a reasonable manner, particularly given such devastating loss."

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