Posted On: August 16, 2006, 2:14 pm CDT

Posted By: Nancy

I've been an licensed resident P&C agent for over 25 years in states such as MO, CO, MN, TN and MS. I've also held (and used)non-resident P&C licenses in AL, AR, FL, IL, IN, IA, KY, WI, & TX. I've taken claims for hail, wind, earthquake, flood, fire - you name it.

I moved to Diamondhead, MS in late 2004. My home is 1-1/2 miles from the back side of Bay of St. Louis. The house is at 24' elevation. According to the 1984 Flood maps - the most current at the time - the house was in a Zone C. I did insure my house for full replacement coverage - many here don't - even though RCC was well above market value. Moral hazard or responsible thinking????

I did not buy a Flood policy until 9-15-05. I bought my Flood policy from The Hartford (they insure my house, autos and umbrella). When I had finished making arrangements for the policy, the Hartford agent said "you don't need this policy - you're in a Zone C". I told her that when I looked out my front door and saw (within 300) that ALL of the houses to the west and south of mine were flooded or gone, I decided to buy a policy.

I believe that the local agents on the Coast have said the same thing to their clients since 1969 when Camille hit. If Camille didn't get ya, nothing would, was the thinking. Now they say, Camille who?

Yes, people should read and understand their policies. They should also expect to get expert advise from their licensed agents. Too many of us fall down on the job. Shame on us.