Features
How to Get Home Insurance When Buying a House in a High-Risk Flood Zone
Buying a home in a high-risk flood zone can feel scary, but the right insurance can help you stay protected and confident. Understanding your choices makes a big difference. Flood insurance may seem confusing, but it doesn’t have to be. With the right steps, you can secure solid coverage fast.
Understanding Flood-Zone Home Insurance Basics

Buying a house in a high-risk flood zone requires understanding the basics of flood-zone home insurance. Many homeowners mistakenly believe their standard home insurance covers floods, but it doesn’t. Knowing the rules and requirements can save you both stress and money; essential when considering home insurance Ontario.
What “High-Risk Flood Zone” Really Means
A high-risk flood zone is an area that has a greater chance of flooding due to rivers, lakes, or heavy rainfall. These areas are often mapped by FEMA, and homes in these zones usually require special insurance. Living here doesn’t mean disaster is guaranteed, but it does mean preparation is key.
Why Standard Home Insurance Won’t Cover Floods
Most standard home insurance policies cover fire, theft, or storm damage—but not floods. If a flood damages your home, your regular insurance likely won’t pay. This is why flood insurance is separate and essential if you’re buying in a risky area.
Types of Flood Insurance Available
There are mainly two types of flood insurance. The first is the National Flood Insurance Program (NFIP), a government-backed plan that many homeowners rely on. The second comes from private insurance companies, which sometimes offer more flexible coverage or higher limits. Each has its pros and cons, so comparing options is important.
What Affects Your Premium
Your flood insurance premium depends on several factors. These include your home’s location, elevation, building materials, and past flood history. Homes on stilts or with flood-resistant features often pay less. Knowing these factors can help you take steps to lower costs while staying protected.
Steps to Get Home Insurance in a High-Risk Flood Zone
Buying a home in a high-risk flood zone means knowing the right steps to get home insurance. Flood insurance is different from regular coverage, so following the proper process can save you money and keep your home safe.
Check Your Home’s Flood Zone
The first step is to find out exactly where your home sits. FEMA maps show flood zones, and knowing your zone helps determine what kind of insurance you need. Some areas are riskier than others, and your coverage requirements will change based on the zone.
Compare Government and Private Insurers
Once you know your flood risk, look at your insurance options. The National Flood Insurance Program (NFIP) is a government-backed plan that many homeowners choose. Private insurers may offer higher coverage limits or additional perks. Comparing both ensures you get the best fit for your home and budget.
Get an Elevation Certificate
An elevation certificate measures how high your home sits above the base flood level. This document helps insurers calculate your premium accurately. Homes built higher than the flood level often qualify for lower rates, making this a crucial step.
Improve Your Home’s Flood Safety
Simple improvements can lower your risk and sometimes reduce premiums. Raising utilities, installing flood vents, and improving drainage are small changes that make a big difference. Insurance companies reward safer homes with better rates.
Finalize Your Policy
After researching, comparing, and making safety upgrades, it’s time to choose your policy. Make sure it covers your home, belongings, and any additional structures. Double-check limits, deductibles, and exclusions so there are no surprises if flooding occurs.
How to Lower Flood Insurance Costs

If you’re buying a home in a high-risk flood zone, knowing how to lower flood insurance costs is just as important as getting coverage. Flood insurance can be expensive, but there are practical ways to save money while keeping your home protected.
Make Simple Home Improvements
Small changes can make a big difference in your premium. Raising electrical systems, moving appliances above flood level, and sealing foundation cracks can reduce risk. Insurance companies reward homes that are better protected against water damage.
Add Flood-Resistant Features
Installing flood vents, sump pumps, or backflow valves helps prevent flood damage. These improvements not only protect your home but can also lower your insurance rates because your property is less likely to need expensive repairs.
Check Your Home’s Elevation
Homes built higher than the base flood level often qualify for lower premiums. Getting an elevation certificate shows insurers your home’s position, which can save you money. Even a small difference in height can make a noticeable impact.
Bundle Policies
If you already have home or auto insurance, see if your provider offers discounts for bundling flood insurance. Many companies provide savings when multiple policies are held together, giving you better coverage for less cost.
Shop Around and Ask Questions
Insurance costs vary by provider. Compare multiple quotes, ask about discounts, and check for any local programs that might help. Annual reviews of your policy can also help you catch better rates as circumstances change.
What to Know Before Buying a Home in a Flood Zone
Buying a home in a high-risk flood zone can be smart if you plan carefully. Knowing what to expect before you sign the papers helps you avoid surprises and protect your investment.
Review Past Flood History
Check if the property has a history of flooding. Past events don’t guarantee future floods, but they give clues about risk. You can ask sellers, neighbors, or local authorities for records to make an informed decision.
Understand Lender Requirements
If you’re using a mortgage, your lender may require flood insurance. Knowing their rules ahead of time avoids last-minute stress. Sometimes lenders require higher coverage in certain zones, so understanding this early helps you budget properly.
Look at Local Flood-Control Efforts
Communities often have levees, drainage systems, or flood warning programs. Researching these efforts gives you an idea of how protected the area is. A well-prepared community can lower risk and sometimes even reduce insurance costs.
Ask Sellers About Repairs and Flood Records
Sellers should provide records of any past flood damage or repairs. This information is important for insurance and can influence your decision. Homes with proper documentation are easier to insure and less likely to have hidden problems.
Plan Long-Term Safety
Flood zones carry ongoing risk, so plan for the future. Consider home improvements, emergency kits, evacuation routes, and how coverage may change over time. Being proactive keeps your family safe and your property secure.
Understanding these key points before buying a home in a flood zone helps you make smarter decisions. With research, preparation, and the right insurance, you can enjoy your new home with confidence—even in areas prone to flooding.
Conclusion
Getting home insurance in a high-risk flood zone is possible when you know what to look for. Compare plans, upgrade safety, and ask smart questions. With the right coverage, you can protect your home, your budget, and your peace of mind; no matter how high the water rises.
Features
Will the Iranian Regime Collapse?
By HENRY SREBRNIK When U. S. President Donald Trump restored “maximum sanctions” pressure against Iran a year ago, he was clear about its goals: Deny Iran a nuclear weapon, dismantle its terror proxy network and stop its ballistic missile program.
The government in Tehran has fended off through violence and repression previous large-scale protests but now may limit or hold its fire. After all, Trump has been willing to go where no U.S. president has, including the authorization of a strike to destroy Iran’s nuclear enrichment capacity last year and the recent capture of Nicolas Maduro in Venezuela.
Trump has demonstrated that his government is willing to use military measures to overthrow an enemy regime, and Tehran was, perhaps surprisingly, one of the closest allies of Maduro. The two countries were united by their approach to international sanctions and their ability to survive in American enmity.
Over the past three decades, this combination of political sympathy and anti-American rhetoric developed into a complex web of cooperation involving oil, finance, industry and security.
Since Maduro’s predecessor, Hugo Chavez, came to power in 1999, relations between Tehran and Caracas tightened significantly. During his first visit to Iran in 2001, Chavez declared that he had arrived “to help pave the way for peace, justice, stability, and progress in the 21st century.”
Nearly 300 economic, infrastructure, gas, and oil agreements were signed, worth billions of dollars. At one point, Venezuela even considered selling F-16 fighter jets to Tehran, while Iran supplied Venezuela with advanced Mohajer-6 drones. All this now comes to an end.
Maduro’s removal constitutes a severe blow to the operational base of Tehran in South America. With Maduro gone, “Iran is now in the eye of the storm,” observed Fawaz Gerges, Middle East analyst and professor of international relations at London’s School of Economics and Political Science.
“The big lesson out of the fall of the Venezuelan regime is not Colombia, not Greenland,” he said. “The Iranians know that Iran is the next target. Not only of the Trump administration, but also of the Benjamin Netanyahu government” in Israel.
Israel, which has long perceived Iran as an existential threat, launched 12 days of what it described as pre-emptive strikes on military and nuclear sites in Iran last June, with U.S. war planes attacking three major nuclear facilities.
They now see Iran as being cornered, extremely vulnerable and weak at this moment. “I think they’re piling on the pressure. They’re hoping that they could really, basically bring about regime change in Iran,” Gerges added.
On Jan. 12, Iran’s President Masoud Pezeshkian shifted focus away from Iran’s stuttering economy and suppression of dissent and towards his country’s longstanding geopolitical adversaries, Israel and the United States. Speaking on state broadcaster IRIB, Pezeshkian claimed that “the same people that struck this country” during Israel’s 12-day war last June were now “trying to escalate these unrests with regard to the economic discussion.
“They have trained some people inside and outside the country; they have brought in some terrorists from outside,” he charged, alleging that those responsible had attacked a bazaar in the northern city of Rasht and set mosques on fire.
“My assumption is that the Mossad is active in Tehran behind the scenes,” contended Ahron Bregman, who teaches at King’s College London and has written extensively on Israeli intelligence operations. “Israeli officials are unusually quiet.” There are clear instructions not to talk and “not to be seen to be involved in any way.”
“I’d be very surprised if Israeli agents were not active within Iran right now,” defence analyst Hamze Attar maintained. “They’re going to be doing everything they can to make sure these protests continue and escalate.”
But anything that Israel is up to will of course be covert. This restraint is a calculated approach taken to avoid disrupting a process of regime change that may be driven internally. Intervening would only confirm the regime’s claims that the protesters are “Zionist agents,” a charge that could shift popular anger onto the demonstrators and douse the movement.
“Any visible involvement would give the Iranians an excuse to intensify repression,” explained Danny Citrinowicz, a senior researcher at the Institute for National Security Studies and former head of Iran research in an Israeli military intelligence branch
Reza Pahlavi, the eldest son of Mohammad Reza Pahlavi, the last Shah of Iran, who maintains he wants peace with Israel and the United States, suggests Iran faces a historic moment. “In all these years, I’ve never seen an opportunity as we see today in Iran. Iranian people are more than ever committed to bringing an end to this regime,” he stated. “By God, it is about time that Iran gets its opportunity to free itself from a tyrannical regime.”
Iranians have seen the regime and its backers exposed and humiliated by an American administration and Israel, and they are taking advantage of it. But it won’t be easy. This is a religious nomenklatura that will use all means at its disposal to hold on to power. Never underestimate their cruelty and resolve
Henry Srebrnik is a professor of political science at the University of Prince Edward Island.
Features
New autobiography by Holocaust survivor Hedy Bohm – who went on to testify in trials of two Nazi war criminals
Book Review by Julie Kirsh, Former Sun Media News Research Director
My parents were Hungarian Jewish Holocaust survivors who arrived in Toronto in 1951 without family or friends. In the late 50s my mother met Hedy Bohm outside of our downtown apartment and quickly connected with her. Both women had suffered the loss of all family in the Shoah. Over the years our families’ custom became sharing our dining table with the Bohm family for the Jewish high holidays. The tradition continues today with the second generation.
Hedy was born in 1928 in the city of Oradea in Romania. She was a pampered only child, adored by her father and very much attached to her mother. Although Hedy was an adolescent, she was kept from hearing about the rising anti-semitism around her in her hometown. She was protected and sheltered like any child. Memoirs from other adolescents like Elie Wiesel, aged 15 in Auschwitz, Samuel Pisar, liberated at 16, and Rabbi Israel Meir Lau, who was found in Buchenwald by American soldiers at age 8, made me wonder about the resilience and strength of children who survived like Hedy.
Hedy was only 16 years old when she walked through the gates of hell, Auschwitz-Birkenau. Hedy’s poignant retelling of this pivotal moment in her young life was the sudden separation from her father and moments later from her mother. Somehow Hedy’s mother got ahead of her upon their arrival at Auschwitz. Hedy called out to her. Her mother turned and they looked at each other. A Nazi guard prevented Hedy from joining her mother. Hedy has always been tormented by this moment of separation. Did her mother know that she was walking to her death?
Hedy writes that she was focused on survival in the camps. She concentrated on eating whatever food was given and keeping clean by washing daily in icy, cold water before the roll call. When she contracted diarrhea, she remembered her mother’s homemade remedy of gnawing on charred wood. Her naivete and innocence were overcome with a strong inner determination to stay alive so that she could see her mother again.
Hedy recounts the terrible hunger that everyone endured. One day, spotting some carrots in a warehouse, Hedy was appointed by her aunt to run and grab what she could. Luckily she evaded the armed guard who would have shot her on the spot.
On April 14, 1945, Hedy’s day of liberation, she learned the terrible fate of her mother. The return home for the survivors was a further tragedy when they realized the loss of family and community.
In her memoir, Hedy describes meeting Imre, an older boy from her town whom she eventually married. Their flight from Romania to Budapest to Pier 21 in Halifax to Toronto is documented in harrowing detail.
Hedy recounts how in Toronto no one wanted to know the stories of the survivors. This was a world before Eichmann’s trial in Israel in 1961 and the TV series, The Holocaust, in 1978. The floodgates for information from the survivors opened late in their lives.
In Toronto, after many failed enterprises, Imre and Hedy stumbled onto the shoe selling business. In 1959, they leased a small shoe store close to Honest Ed’s in downtown Toronto. Surprisingly, the business according to Hedy, became very profitable. Many years later, after Imre’s sudden death due to a heart attack, Hedy continued to manage their shoe business while taking care of her daughter, Vicky and son, Ronnie.
In 1996, Hedy was introduced to Rabbi Jordan Pearlson. Their love match made Hedy feel that she had been given a wonderful gift, late in life, which she welcomed.
Jordan died in 2008. Hedy endured and carried on with yoga and tai chi both as a teacher and devoted practitioner.
A new purpose in life opened up for Hedy when she was invited to be a speaker for the Holocaust Education Centre (now the Toronto Holocaust Museum). She spoke to mostly non-Jewish students whom she visited at their schools outside of Toronto.
Visiting Auschwitz with the March of the Living for the first time in 2010, Hedy faced her fears about returning to the place that held the horrors. She was fortunate to meet Jordana Lebowitz, a student from Toronto who developed a multimedia presentation called ShadowLight. Hedy’s contribution to teaching others about the Holocaust by sharing her experience, is immeasurable.
In 2014, Hedy was asked to be a witness at the trial of Oskar Groning , “the accountant of Auschwitz”, in Germany. In 2016, she appeared as a witness for the trial of the Nazi guard, Reinhold Hanning. He was sentenced to a mere five years in prison and Groning died before he could start his jail sentence. In having the courage to participate in these war criminal trials, Hedy spoke for her parents and all the innocents who could not speak for themselves.
Hedy’s talks to students always include an admonishment to be kind, to trust in themselves and work for the greater good. She rose above her own fears of sharing her story by speaking publicly.
Hedy’s story of survival and perseverance will remain a beacon to future generations, ensuring that hope and good will endure even in the worst of times.
Reflection
by Hedy Bohm
Published in 2026 by The Azrieli Foundation
To order a copy of the book go to https://memoirs.azrielifoundation.org/titles/reflection/
Features
Optimizing mobile wagering convenience with bassbet casino
The rise of mobile technology has transformed the way people engage with betting platforms. In this digital era, bassbet has emerged as a frontrunner in optimizing mobile experiences for casino enthusiasts. This article explores how bassbet casino is enhancing mobile wagering convenience.
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