Stephanie Edwards-Musa, Realtor ® The Woodlands, TX Real Estate

The short answer to this one is 'Sure, Why Not?' Let's talk about 'Rising Water' vs. 'Flooding'

Houston, Tx is Nicknamed the Bayou City because we have water, creeks, bayous everywhere! However, we also have phenomenal Flood Control. Even outside the City Limits the County has a Flood Control Department that handles keeping the lines of drainage open.

But then you take a look at your Homeowner's Insurance policy to see exactly what is covered. All of them say that water damage is covered except for 'Rising Water'. Those two words can be very vague but essentially any flooding is caused by water rising whether it be an all out flood from a creek, river, etc. rising out of its banks or just a clogged up street drain causing the water to 'rise' in to your front yard.

When the water seeps in from the ground and through doors, it is 'Rising Water'. This rising water coverage (ie. Flood insurance) is a separate policy paid yearly.

Now, if you have a mortgage on your home and the area you live in is Prone to Flooding from a Water Source, you will be required to have flood insurance. The cost can be quite high and is based upon the FEMA Flood Plain Maps. Here is a link to Flood Insurance Rates and Information in Harris County.

But if you are in an area that is NOT required to have flood insurance you can still get the insurance. Do you need it? Why not? The rates are incredibly low when not required and on average less than $300 per year. Here are some reasons why your home may have 'Rising Water' even if you are not in an area prone to flooding.

• You have a french drain in your yard that gets clogged with debris making the water creep up to your back door and in to your home.
• The street drains on the street get clogged up from people dumping lawn clippings or from storm debris gathering.
• During a heavy storm you have an extensive amount of tree debris that prevents your yard from naturally draining.

These are just a few of the things that could cause you to 'flood water' in any home in the Coastal Areas. Unfortunately without Flood Insurance it may be difficult to get your insurance company to cover the loss in all of those situations.

For such a small amount of money every year, it could save you thousands if you ever need it. It's also a reminder to keep the street drains clear of debris, and to maintain your yard drains if you have any. Oh, don't forget about those gutters. Keep those clear also.

Here are a few pictures of clogged drains that can pose serious drainage issues...

Let's face it.  Home Maintenance is NOT fun, especially down here in Texas where it is Hot, Humid...then to put work on top of it.  Maintenance just slips our mind sometimes.  Hurricane Ike was a small reminder that we should not forget about these things.

When Ike rolled through, it pointed out all of the weak areas of our homes.  For some homes it was siding- Others it was fencing and trees.  How about roof damage?

One thing that I think would be good for us to consider is maybe once a year, the Spring in Coastal areas, to take a look around the exterior of our homes to see if there is anything that needs to be done.  Once Hurricane season rolls through, it could be too late.  So, here is a list that I recommend us to check out ATLEAST once a year.

• Fences-  So, they may look a little old.  How about those posts?  With our rainy weather, ants and termites they tend rot quickly.  Fences are often times the first thing to go in Hurricanes and Tropical Storms.  If the fence is ok but the posts are questionable, just change out the posts while you can.
• Roof-  Yes, they can sometimes last 20-25 years, but with our hot and humid climate sometimes they will only last 10 or maybe 12.  If it has been a while since you checked out the roof, climb up or call someone out.  The shingles are what keeps the weather from finding its way inside.
• Trees-  They are so beautiful!  But when it comes to storms they can be projectiles, flying objects, falling objects...all of the above?  None of which are good.  Maybe have a tree person come out once a year like you would for a termite inspection? 
  
• General siding and exterior maintenance-  Ugh. No fun at all and can be costly.  But if the siding or trim gets ripped off, it will cost even more to fix when you have water running inside the home.
• Windows-  Besides making your home more energy efficient, caulking them can help keep rain and wind OUT of your home.  Spring is a great time to check this also.
• Weather Stripping around Doors-  Another one that can help your light bill, but keep water out.  Again, Spring time will help your summertime utility bill and help during Hurricane season.
  
• Pools-  Make sure those drains work!
• Yard Drainage-  Nuff said.  If you think you need some help with drainage in your yard during light storms, don't wait until a big one rolls through.
• Sheds or Storage areas-  Don't forget about those.  They can get weak over time.

This is not even everything, but most of the exterior items that are open to the wrath of mother nature.  Below is a video that I took about 7 hours before the storm hit.  The oak tree on the left?  I was quite worried about it.  The winds were going to atleast double in speed and it was really swaying.  Below that are the pictures of the Oak Tree now.  It's not my home, but the amount that insurance is wanting to pay to help cover the damage?  Not even close, and it is the child's bedroom where it landed.  Everyone was ok, but it was a REAL reminder that we need to keep our homes in check in case a storm rolls through again.

Finally got power on Day 8 after Hurrican Ike. It has been crazy. Neighbors starting to put fences back up, debris starting to get taken away, Insurance Adjusters coming out and making some people happy, others not so much. Overall, most of us were lucky and walked away alive and well.

Up here in the Suburbs on the North side of Houston called Spring- Just south of The Woodlands, North of Downtown. Something I often hear from folks relocating in to Houston is "Do we need to be concerned with Hurricanes this Far North?" Well, the answer depends on what you are worried about. Flooding? Winds? Tornadoes? Although not often, we can get some damage up here atleast 75 miles from the coast. Typically there is not a whole lot to worry about. The storm will come through, we have a little mess to clean up with tree limbs, power will go out for not even a day....not too bad or worse that you would find with a normal bad storm anywhere in the world.

Hurricane Ike was one of those that took us by surprise and is kind of rare.

Granted, not anywhere near as bad as Crystal Beach or Bolivar Peninsula along the coast- But we did get some. Homeowner's Insuance in my opinion is a MUST even if you owe nothing on the property and are not required to have it. Although most areas do not Flood, for about $300 a year you can get full flood insurance (when it is NOT required) and that seems to be worth it to me, especially if you think that a torrential rainstorm may not drain quickly in your yard. Any rising water is considered 'flooding'.

Survey when buying the property? Yes! Mine will come in handy when rebuilding my own fence.

All of these tools really come in handy when that once every so often big storm rolls through- Even if it is not for another 25 years, you never know.

I thought I would share a few of the pictures that I have taken over the past week so that you could see what 75 miles away from the coast looks like from Hurricane Ike. Many of these were taken within 2 days of the storm and the streets are mostly clear now. Just FYI.

When you drive in to The Woodlands, it is no wonder why it is one of the most popular Master Planned Communities in the State of Texas. It has everything from dining, shopping, parks- and then there are the Trees and Nature that really gets the attention of people.

Well, Green just seems to go along with the theme of The Woodlands which is one reason why the Grassroots organization The Woodlands Green was formed.

The Woodlands Green is the organization that puts on the Earth Day Festival every year- They help promote the fantastic Recycling program that we have, A Walk in the Woods, and work with local schools on education with Sustainable and Green topics.

Now, they are adding a Going Green Lecture Series that will be held monthly at the Shenandoah City Hall Complex.

Personally, I believe this is a fantastic idea! This will give the Residents an opportunity to learn about going green, being green, and other ideas of how to be more energy efficient, etc from all corners of the Green industry.

The first series is on Monday, September 15th where I will be speaking in addition to Ann Baker Ronn on Green investing. Ann will be speaking in regards to stocks and other alternative investments and I will be speaking on Green Real Estate Investing. This will start at 7pm.

For October they have lined up a fantastic speaker to talk about Healthy and Locally grown foods and about the Farmer's Market that is now up there. The date is Monday, October 20th at 7pm.

On Monday, November 17th Award Winning Builder and Remodeler Michael Strong of Greenhaus Builders will be speaking about the construction of LEED homes and remodeling options that are available. I have had the opportunity to hear him speak before and this is one that you won't want to miss!

For the full schedule, you can check ou the Going Green section on their website. While you are there, check out the other amazing things that this organization does!

I love hearing about Fun Green things to do in Houston and was so excited when Elizabeth Cencini emailed a while back about a New Art Gallery opening up in town. It's called Green House Gallery. Her email was so amazing and I heard true passion and dedication in the words.

Elizabeth mentioned that the artists wanted to have a place to showcase paintings and art that revolve around a diverse group of Green Topics as well as it being a place that is welcome to everyone and anyone that would like to learn more about how to help the enviroment, have a place to go visit and hang out as well as have a place that could be used for get togethers and fund raisers that is Green.

" The Green House Gallery is a dynamic new artists’ collective, offering beautifully diverse paintings, hand made ceramics, metal sculpture and jewelry....Our gallery will be focused on bringing awareness to the community about environmental issues."

The Gallery is in the heart of Houston near Montrose at 716 W. Alabama, 77006 and is already open to the public Thursday through Sunday from 11a-6p and planning a Gala in September which will be their Open Night Reception.

Have you seen the Gallery? I'm planning on heading down to check it out and would love to hear what you thought about these amazing artists. The pictures on their website is amazing! Can't wait to see it in person!

If you want to contact the Gallery, their information is below: Oh, and keep me posted when you buy something. I would love to see pictures!

www.greenhouseartgallery.com

Phone: 713-545-6462