Flood insurance • Seattle, Washington • 2026
Flood Insurance in Seattle, WA: King Tides, Basement Flooding, and Quotes
Seattle’s floods are less about rivers and more about tides and drains. On December 27, 2022, a record king tide pushed the Duwamish River into South Park homes, and in December 2006 a flash flood in Madison Valley filled basements and killed a resident in her home.
Standard homeowners, condo, and renters policies exclude flood, so a separate flood policy is the only way to cover damage from rising water.
Blake Insurance Group is an independent agency based in Tucson that serves Seattle homeowners and renters by phone and online. We do not have an office in Seattle, and we compare National Flood Insurance Program (NFIP) and private flood options from the insurers we are appointed with for your exact address.
Get Seattle flood insurance quotes
Tell us your Seattle address, whether you own or rent, your flood zone if you know it, and the coverage you want, and a licensed agent will follow up with NFIP and private flood options available to us. Submitting the form does not bind coverage.
If the form does not load, call 888-387-3687, Monday through Friday, 9:00 to 5:00 Arizona time, or email info@blakeinsurancegroup.com.
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Flood risk in Seattle: what drives it
Seattle gets steady drizzle most of the year, but atmospheric rivers and extreme tides can overwhelm low shorelines and drains. Three things drive most flood claims.
Tidal flooding on the Duwamish
In December 2022, the Seattle tide gauge hit a record 3.76 feet above the average higher high tide, and about 11 South Park households were moved to hotels.
Drains built for smaller storms
The 2006 Madison Valley storm was rated a 100- to 150-year event, far beyond the drains’ design, and about 300 flood claims were filed citywide.
Atmospheric-river rain
On December 3, 2007, Sea-Tac recorded 3.77 inches of rain, and sewer backups flooded basements in North Seattle neighborhoods such as Broadview.
Seattle flood zones and maps
Higher-risk areas include South Park and Georgetown along the Duwamish, low parts of the West Seattle and Magnolia shorelines, and drainage-prone neighborhoods such as Madison Valley and Broadview. Much basement flooding happens outside mapped zones, so check your address.
FEMA flood maps label higher-risk areas as Special Flood Hazard Areas, such as Zones A and AE, and lower-risk areas as Zones X, B, or C. If your building is in a high-risk zone and you have a federally backed mortgage, your lender will require flood insurance. Outside those zones, coverage is optional, but flood damage is still excluded from standard homeowners and renters policies.
You can look up an address on the FEMA Flood Map Service Center. Maps show estimated risk, not a guarantee, and do not capture every street or wash that floods during a heavy storm.
Coverage priorities for Seattle homeowners and renters
| Your situation | Coverage to review | Why it matters |
|---|---|---|
| South Park or Georgetown homeowner | Building and contents flood | Record tides have already flooded homes here |
| Homeowner with a basement | Flood policy plus a water backup endorsement | Basement water can come from flooding or sewer backup |
| Renter in a ground-floor or basement unit | Contents-only flood coverage | Your landlord’s policy does not cover your belongings |
| Renter signing a lease after 2026 | Read the new landlord flood notice | Washington leases must now include flood information |
Examples only, not recommendations. Coverage availability and terms vary by insurer.
Washington flood facts every Seattle property owner should know
- Flood is excluded from homeowners and renters policies. Rising water from the Duwamish or Puyallup River, Puget Sound, or an overloaded storm drain, or heavy rain that pools around a building, is flood damage. It needs a separate flood policy.
- Sewer backup is a separate gap. Water backing up through floor drains or toilets is usually covered only by a water backup endorsement on your homeowners policy. A flood policy covers backup only when it is caused directly by a flood.
- Basements have limited flood coverage. NFIP policies cover only certain items below ground level, such as furnaces, water heaters, and washers and dryers, not finished walls, flooring, or most belongings. Some private policies offer more.
- Washington’s seller disclosure form asks about flooding. The statutory seller disclosure statement asks whether the property has had flooding, standing water, or drainage problems, whether it has flood damage, and whether there are floodplains or other critical areas on the property. It does not ask whether the home is in a FEMA flood zone, so check the map yourself.
- New landlord flood notice. Under a 2026 law (SSB 6237), leases entered into after December 31, 2026 must tell tenants the property may be in a flood hazard area, that flood-risk information is available from the county, and that the landlord’s insurance does not cover tenants’ belongings.
- Lenders require flood insurance in high-risk zones. If your building is in a Special Flood Hazard Area and your mortgage is federally backed, flood insurance is required. Elsewhere it is optional.
- State floodplain help. The Washington Department of Ecology coordinates the NFIP in the state. Washington has more than 36,000 NFIP policies and nearly 30 flood-related presidential disaster declarations since 1953.
NFIP vs. private flood insurance: what to compare
Most flood policies come from the National Flood Insurance Program, run by FEMA, or from a private flood insurer. Line up each quote on the same terms before comparing price.
| Coverage | What to compare |
|---|---|
| Building coverage | Same limit. The NFIP pays up to $250,000 for a home's structure. Private flood insurers may offer higher limits. |
| Contents coverage | Same limit. The NFIP pays up to $100,000 for belongings, and renters can buy contents-only coverage. |
| Deductibles | Same deductibles. Building and contents deductibles are often separate. |
| Loss settlement | Whether the building is paid at replacement cost or actual cash value, and how contents are paid |
| Living expenses | The NFIP does not pay for a hotel or other extra living costs. Some private policies do. |
| Basements | The NFIP limits what it covers below ground level. Check what each policy pays for in a basement. |
| Waiting period | NFIP policies usually take effect after 30 days, with some exceptions, such as a loan closing. Private waiting periods vary. |
Seattle areas and ZIP codes we quote
We quote flood insurance across Seattle, including South Park, Georgetown, Delridge, Highland Park, West Seattle (Alki, Admiral, Fauntleroy), Ballard, Magnolia, Madison Valley, Columbia City, Rainier Beach, Beacon Hill, Wedgwood, and Lake City.
- 98105
- 98106
- 98107
- 98108
- 98112
- 98115
- 98116
- 98117
- 98118
- 98122
- 98125
- 98126
- 98136
- 98144
- 98199
Flood insurance is priced by the exact address, including its flood risk, the building's elevation and foundation, its replacement cost, and the coverage and deductibles you choose. Have your address and, if you have one, your elevation certificate ready.
Ways to lower your Seattle flood premium
- Compare NFIP and private quotes. Since FEMA's Risk Rating 2.0, NFIP prices reflect each property's own risk, and a private quote can come in higher or lower for the same home.
- Choose a higher deductible if you can afford it after a loss.
- Get an elevation certificate. It can help, especially for buildings in high-risk zones.
- Reduce the damage a flood can do. Raising utilities, adding flood openings, or elevating the building can lower the price over time.
- Ask about community discounts. Communities in FEMA's Community Rating System can earn NFIP discounts for their residents.
Discounts and pricing factors vary by insurer and program.
Closing on a home? If your lender requires flood insurance, tell us your closing date. NFIP policies tied to a loan closing can start without the usual 30-day wait. Call 888-387-3687.
Seattle flood insurance FAQs
Do I need flood insurance in Seattle?
If your building is in a high-risk flood zone and you have a federally backed mortgage, your lender will require it. Elsewhere it is optional, but flood damage is excluded from homeowners and renters policies.
Which Seattle neighborhoods flooded in the 2022 king tide?
South Park along the Duwamish River was hit hardest, with water entering homes and businesses and about 11 households placed in hotels.
Does flood insurance cover sewer backup in Seattle?
Only when a flood directly causes the backup. Otherwise you need a water backup endorsement on your homeowners or renters policy.
Do Washington landlords have to disclose flood risk?
Yes, for leases entered into after December 31, 2026. Landlords must say the property may be in a flood hazard area and that their insurance does not cover tenants’ belongings.
How long does a flood policy take to start?
NFIP policies usually take effect after 30 days, with exceptions such as a policy tied to a loan closing. Private waiting periods vary.
Nearby areas and related guides
Important information
Independent agency. Blake Insurance Group LLC is an independent insurance agency. Licensed insurance producer NPN 16944666. Licensed states: AZ, AL, TX, CA, NY, OH, FL, NC, VA, GA, OK, NM, IA, KS, MI, NE, SC, SD, WV, IL, NJ, PA, TN, and WA. Which insurance companies we can quote depends on our current appointments, the product, and your state.
Availability. Coverage, prices, discounts, waiting periods, and eligibility vary by insurer, program, and property, and are subject to underwriting. The issued policy controls. This page is general information, not legal advice. Flood zone information is general; check the official map for your address.
Service area. Blake Insurance Group is based in Tucson and serves Seattle clients by phone and online. We do not claim a physical office in Seattle.
Your next step
Request a quote, and a licensed agent will compare NFIP and private flood options available to us for your Seattle address.
