Looking forward and heeding lessons from the flood

The flood that hit St. Louis on July 26 and subsequent flooding on July 28 were devastating for many of us throughout the area. Few were personally hurt more than those of us in University City. I lost over 55 years of irreplaceable belongings in the basement of my home on Dartmouth.

The Federal Emergency Management Agency is helping with the cost of replacing water heaters, furnaces and HVAC systems; county tax assessor offices are offering tax relief for some residential property owners. Both are steps in the right direction but are not nearly enough. People throughout the area still need enormous financial assistance.

It is time to consider a Negative Appraisal Adjustment. The value of homes are appraised biennially. The negative adjustment would be an amount deducted from the appraised value of flood-damaged homes. Each home would then have a lower adjusted appraisal.

For example, the adjustment might be $300,000. This would result in a $400,000 home having $300,000 deducted from its appraised value and be taxed at a value of $100,000. What about homes with a value under $300,000? Suppose a flood-damaged home were appraised at a value of $125,000. Then, $125,000 minus $300,000 would equal -$175,000, meaning the home owner would get a refund rather than pay any property taxes. People living in less expensive homes would actually receive several thousand additional dollars for rebuilding.

Of course, no proposal is a panacea without complications. The first problem would be that property taxes do not go into a general fund but are earmarked for specific uses, such as public schools. They could be hurt by a decreased revenue stream.

This is why a partnership between the affected county (or St. Louis city), the state and the federal government would be needed for funding. The partnership would need to make certain that schools and essential services were protected. It would also need to decide if the adjustment is to be only for 2022 property values or should be extended.

One issue would immediately arise: How much flood damage would be necessary for the negative adjustment to take effect? Legislators would need to develop a formula for determining the amount of the adjustment based on the degree of financial loss.

Another financial issue is that homeowners who file a claim with their insurance companies can receive a claim point against them, either driving up the cost of insurance or preventing them from buying insurance. The state Legislature should prohibit this. If medical insurance had the same leeway, people could be punished for using their insurance or even become un-insurable for the crime of getting sick.

Elevation certificates can lower flood insurance by verifying that homes are elevated enough to be less prone to flooding. The city, county or state needs to assist homeowners in obtaining such certificates.

The No. 1 action necessary is to prohibit the construction of residential and commercial buildings in flood-prone areas. Protecting health and property must be put ahead of serving developers’ profit interests.

According to Bob Criss, an emeritus professor at Washington University who specializes in the study of floods, the best way to prevent future tragedies would be a buyout of homes that are repeatedly flood-ravaged. This would leave significant areas of St. Louis County with homes removed. What should be done with that land? It could become parks, urban farms or even left as wild areas. Criss will discuss the subject via Zoom at 7:30 p.m. on Sept. 14 (see below).

A final necessary action: Every municipality (or the state) should severely restrict the creation of impervious surfaces, perhaps limiting the proportion of residential lots that can be used for building. If people cement over every square foot in sight, the ground will be not able to absorb as much water, thereby increasing the likelihood of new flooding.

Issues not covered above include specific problems for renters and ethnic disparities that result in Black families having financial resources for repair or relocation that are typically one-twentieth of what white families have. Every community, government, and home and business owner needs to come together if we are serious about minimizing future flood damage.

Attend our next meeting to learn more!

The Flood of 2022: Charting a Path Forward.
When: 7:00 pm Wednesday, July 26, 2023
Where: University City High School, 7401 Balson, University City MO 63130
Registration: This event is NO COST but you must REGISTER to attend. Register at https://www.eventbrite.com/e/674863162887
Description: Do you remember the flood of July 26, 2022 that devastated so much of University City and other St. Louis areas?
On the one year anniversary of the flood you can hear from neighborhood, scientific, local, Missouri state and federal officials as well as from Metropolitan Sewer District.
During the past year, what has been done to reduce flood dangers, what needs to be done, and what is planned for the future?
We invite you to bring your questions, comments and concerns.
Please join us to help chart a path forward.
Speaking for 10 minutes each:
* Dr. Robert Criss, Washington University, Professor Emeritus of Earth and Planetary Sciences
* Darin Girdler. University City Director of Public Works
* Brian Hoelscher, Metropolitan St. Louis Sewer District, Executive Director and CEO
* Senator Brian Williams, Missouri District 14
* Danielle Spradley, Staff of U.S. Representative Cori Bush

What to read about area flooding:
“St. Louis Mangled Its Waterways For Decades. Now There May Be Hell to Pay,” by Monica Obradovic
“Floods are getting more severe and frequent around St. Louis. Here's why.” by Bryce Gray & Josh Renaud

“Flood victims in St. Louis area still waiting for buyouts. ‘When can we leave?’” Nassim Benchaabane

While the event is free, registration is required. Click below for details.

https://www.eventbrite.com/e/the-flood-of-2022-charting-a-path-forward-tickets-674863162887

Click here to Download more information and learn how to support an upcoming bill that will help mitigate future floods.