Marilyn Mendez Arnett has lived in her Tampa home for over 40 years, raising a family and building a life with her late husband. Her property lies in what FEMA currently designates as a “non-flood zone”—Zone X. But that classification may soon change.

Following recent hurricanes, including Hurricane Milton, FEMA is reassessing Tampa’s flood maps, signaling possible updates that could impact thousands of residents.

Arnett had to evacuate her Zone X home during Hurricane Milton, only to later discover that her flood insurance didn’t cover the contents inside. “When I went to use it, they said, ‘You don’t have content coverage,’” she told Bay News 9. “I said, ‘What do you mean? Why would we have flood insurance and not protect our contents?’”

Adding to the devastation, just months before the storm season, Arnett lost her husband. The couple had recently renovated their home and taken out a second mortgage—which required flood insurance. But it wasn’t enough.

Now, Arnett is searching for a more comprehensive policy and wants others in Zone X to take flood risks seriously. “Well, they’re going to have to [get insurance] if they want to stay here because obviously we’re flooded,” she said.

To better prepare the region, Hillsborough County and the City of Tampa have partnered with engineering firm Black & Veatch to conduct a major flood study focused on stormwater management and mitigation strategies.

“People outside flood zones are particularly sensitive to being reclassified because of how it can affect property values,” Mike Phelps, a consultant with Black & Veatch explained to Bay News 9. “But if you’re not in a flood zone and you flood, chances are you’re not covered. Accurate maps help us predict and prepare.”

Although she’s on disability and it will raise her mortgage payments, Arnett says flood insurance is now non-negotiable. “This is my home,” she said. “This is what I shared with my husband. And this is all I have left.”

With hurricane season beginning June 1, and a typical 30-day waiting period for new flood insurance policies, time is running out for homeowners to get covered.

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