Carmel Flooding: A Preparedness Plan for Homeowners and Renters

By Toby Hartman, MM Insurance Associates

Carmel, Indiana, is my hometown, home of the Greyhounds. I have lived in Wisconsin for almost 20 years, but when Carmel is in the news, I pay attention.

Carmel High School Greyhounds logo. Source: Carmel High School Athletics.

The recent historic flooding along the White River forced evacuations, damaged homes, washed out roads and a bridge, and threatened critical infrastructure near Carmel and Indianapolis. Families near River Road, Broad Ripple, and other riverside communities had little time to react.

For homeowners and renters in Carmel and anywhere floodwater can rise quickly, the lesson is simple: build the plan before water is in the forecast.

Map Your Carmel Area Flood Risk Before the Next Storm

You can check your address through FEMA's Flood Map Service Center. If your home is in a Special Flood Hazard Area and you have a federally regulated or government backed mortgage, your lender will generally require flood insurance.

If you own your home without a mortgage, nobody may be watching your flood risk for you. You have to ask the question yourself.

A 100 year floodplain does not mean flooding happens only once every 100 years. It means there is a 1 percent chance of that level of flooding in any given year. Over a 30 year mortgage, that adds up to more than a one in four chance.

Being outside a high risk flood zone does not mean you have no risk. FEMA says floods can happen anywhere.

Turn the Carmel Flooding Into a Preparedness Deadline

A standard homeowners policy generally does not cover water that rises from the ground, a river, or a street. Water backup coverage addresses a different cause of loss and is not a substitute for flood coverage.

Use the Carmel event as a deadline to check the FEMA map, review your household plan, and ask your agent about building and contents limits, deductibles, basement restrictions, temporary housing, waiting periods, and lender requirements. For the policy details, read our Wisconsin flood insurance guide.

Do this before rain is in the forecast. Some coverage has a waiting period, lender approval can take time, and the safest switch is one that leaves no gap between policies.

Build a Household Flood Plan Before the Next Carmel Storm

If you have a basement, especially in a flood prone area, store belongings in sealed plastic tubs instead of cardboard boxes. Keep the tubs on shelving when possible. Plastic cannot stop a flood, but it can reduce damage and make cleanup easier.

Move valuables, photographs, important documents, and irreplaceable items to an upper floor. Then take these steps:

1. Record a video inventory of your home and save it somewhere you can reach remotely.

2. Keep your policy, insurer's claim number, identification, medication list, and key contacts together.

3. Make a short evacuation list for people, pets, medicine, documents, and vehicles.

4. Choose a qualified water removal and restoration contractor before an emergency. Save a second option in case the first is overwhelmed.

5. Decide where your family and pets could stay if the home becomes unsafe. This matters because an NFIP policy does not include temporary living expenses.

6. Consider a battery backup and alarm for your sump pump. These can reduce some water losses, but they do not replace flood insurance.

What to Do When Floodwater Reaches Your Home

Put safety first. Never enter standing water if electricity, gas, sewage, or structural damage may be involved. Follow evacuation orders and do not drive through flooded roads.

When it is safe, notify your insurer promptly. Take photographs and video before removing damaged property. Keep samples when requested, save receipts, and take reasonable steps to prevent further damage. Follow the claim instructions you receive before throwing major items away.

A flood is never pleasant. The right coverage, realistic limits, an affordable deductible, protected belongings, and a recovery plan can make it far less devastating.

If the Carmel flooding made you reconsider your household plan, call MM Insurance Associates at (262) 754-4736. We can help you identify coverage questions and prepare before the next storm.(262) 754-4736. We can help you review your flood risk, limits, deductibles, premium, lender requirements, and available options before the water rises.

Renters Need a Flood Plan Too

Renters are easy to overlook in a flood conversation. A landlord insures the building, not the tenant’s belongings. Standard renters insurance generally does not cover flood damage, and the landlord’s policy will not replace a tenant’s furniture, clothing, electronics, or other personal property.

If you rent, check the FEMA flood map yourself and ask your landlord about the property’s flood history. Do not assume someone will warn you that the home is in a floodplain. Renters can purchase contents only flood coverage through the National Flood Insurance Program or consider a private flood policy. Ask whether the policy includes temporary living expenses because a standard NFIP policy does not.

If a flood becomes a presidentially declared disaster and your primary residence is affected, start at DisasterAssistance.gov and review FEMA housing and other needs assistance. Eligible renters may receive help for uninsured disaster needs such as temporary housing or certain essential personal property. Assistance is not automatic, it is determined case by case, and it is not a replacement for insurance. If you have insurance, file that claim first and keep the settlement or denial letter FEMA may request.

After a flood, photograph everything before cleaning or discarding it and follow instructions from your insurer or public officials. Floodwater may contain sewage, bacteria, or chemicals, so wear protective equipment and keep children and pets away.

Not every wet item is automatically garbage, but saving it depends on the material, contamination, and how quickly it can be cleaned and dried. Federal cleanup guidance says to dry wet items within 24 to 48 hours when possible. When in doubt, use a qualified restoration professional.

• Discard mattresses, pillows, stuffed furniture, carpeting, and other absorbent items that cannot be completely cleaned and dried quickly. A couch or bed submerged in floodwater is usually not safe to keep.

• Wash clothing and other washable textiles according to public health guidance and the care label. Keep contaminated items separate until they are cleaned.

• Clean and sanitize dishes, utensils, and hard, nonporous household items before using them again. Discard cracked or damaged items that cannot be sanitized safely.

• Wood and metal furniture may sometimes be cleaned and dried. Mold can begin growing within 24 to 48 hours, so do not rely on sun exposure alone or wait 30 days to inspect it. Open drawers and cabinets, dry every surface promptly, and have valuable pieces evaluated by a restoration professional.

The CDC’s disaster cleanup guidance explains how to protect yourself from floodwater and mold. If an item cannot be safely cleaned and completely dried, throw it away.

Frequently Asked Questions

How can Carmel area homeowners and renters prepare before another flood?

Check the FEMA map and the property’s flood history, move irreplaceable items upstairs, store other belongings in sealed tubs on shelving, create a home inventory, choose a restoration contractor, and decide where your household could stay.

What should be in a household flood evacuation plan?

Assign who will help children, older relatives, and pets. Keep medication, identification, policies, keys, chargers, and essential contacts together. Choose a destination, two safe routes, and an out of area family contact.

What should I document before flood damage occurs?

Record a room by room video, photograph valuable belongings, save serial numbers, and keep policy and claim contacts where you can reach them remotely. After a loss, photograph damage before moving or discarding property.

Can renters buy flood coverage for their belongings?

Yes. Renters can purchase contents only flood coverage through the NFIP or consider private flood coverage. Standard renters insurance generally does not cover flood damage.

Can FEMA help renters after a declared flood disaster?

FEMA may help eligible renters with uninsured disaster needs after a presidentially declared disaster, including certain temporary housing and essential personal property costs. Assistance is determined case by case and is not a replacement for insurance.

What belongings should be discarded after a flood?

If you are reviewing your flood coverage after a story like this, our Home and Auto Insurance page is a good place to check what your Wisconsin homeowners policy already covers.

Discard absorbent items that cannot be completely cleaned and dried quickly, including many mattresses, pillows, carpets, and upholstered furnishings. Clothing, dishes, and some hard furniture may be salvageable when cleaned and dried according to public health guidance.

Image credit: Indiana National Guard photo by Staff Sgt. Christopher Estrada, via DVIDS. Public domain.

Carmel Greyhounds logo source: Carmel High School Athletics.