What is a Flood Determination?
A Flood Determination is a document that provides information and confirms the flood status of a specific property. The WTG Flood Determination includes (i) the FEMA Standard Flood Hazard Determination Form that identifies the zone and states whether flood insurance is required under the NFIP rules (ii) Visual verification maps that present imagery our experts use in their analysis (iii) Flood Zone legend (iv) Advisory/Preliminary maps (when available) so the property owner can have a ‘heads up’ to possible future changes in their flood zone.
Can I use this document to lower my flood insurance premium?
A Flood Determination is a document that provides information and confirms the flood status of a specific property. The WTG Flood Determination includes (i) the FEMA Standard Flood Hazard Determination Form that identities the zone and states whether flood insurance is required under the NFIP rules (ii) Visual verification maps that present imagery our experts use in their analysis (iii) Flood Zone legend (iv) Advisory/Preliminary maps (when available) so the property owner can have a ‘heads up’ to possible future changes in their flood zone.
Can I use this document to challenge my current flood status?
Yes. In some cases the report can be used to challenge your current status. There are many properties that have been previously misidentified, where the owner was told they were in a high risk flood zone when in fact they never were. The WTG Flood Determination can be used to challenge these incorrect determinations.
Is this report insured?
Yes. This report is insured for errors and omission to $2,000,000.00 per event.
There is a high risk SFHA zone on my property but it does not touch my home; am I in a high risk zone?
Under the National Flood Insurance Program (NFIP) rules, you would not be in a high risk zone. If your structure is completely within an X or X0.2% zone, you are considered low to moderate risk and do not require flood insurance. However, our suggestion is that you get flood insurance for the added protection. The premium would be very low.
Why is this report better or more accurate than other Flood Determinations?
While there are other reputable companies out there doing flood determinations. We have an exceptional, 100% accurate report . The systems we have in place to identify the property and conduct an accurate analysis is the best the industry has to offer. In addition, we offer visual verification and tax maps, so the user can see the data we used in the analysis. Also, the report is insured.
I heard there are new flood maps. Do you use the new maps for your Flood Determination?
The idea of ‘new maps’ vs. ‘old maps’ is a misconception. There are current maps (called effective maps) that we use for the Determination. The ‘new maps’ that came out after Sandy are Advisory and/or preliminary and cannot be used as the basis for a Flood Determination. Eventually these advisory/preliminary maps will be made ‘effective’. At that time we will use them as the basis for our Determination.
Will my mortgage lender or insurance company accept your report?
Our clients include Mortgage Companies, Title Companies, Banks, and Insurance Companies. Using these companies ensures that the conclusion of our reports will be honored. If your lender or insurance company does not use the WTG Flood Determination, there could be a situation where our report’s conclusion is different from theirs. In those cases a few things could happen. Sometimes our data is so convincing that they change their position based on our report alone. In cases where they don’t just accept our conclusion; the next step is often to hire a surveyor to do an Elevation Certificate to resolve the issue.
Can I use this report to help sell my home?
Yes. Buyers like accurate information about a property they are purchasing. Realtors will often run our Flood Determination and have a copy attached to the MLS Listing. This can make your property more attractive in a town that has a reputation for flooding IF the structure is not in a high risk flood zone. Realtors can use our report to increase buyer interest/activity and to fully disclose to interested parties any flood related issues.
What are Tidelands?
Tidelands, also known as riparian lands, are all lands that are currently and formerly flowed by the mean high tide of a natural waterway. Barnegat Bay, a naturally tidal body of water, is an example of tidelands. However, New Creek, a tiny tidal stream that flowed through the city of Newark a century ago but has since been filled in and built over, is also an example of tidelands. New Jersey contains an extensive network of tidelands, both big and small.
The State of New Jersey claims ownership of these tidelands and holds them in trust for the people of the state. All tidelands are overseen by the Tidelands Resource Council, a board of twelve Governor-appointed volunteers, along with DEP staff at the Bureau of Tidelands Management.
What is a WTG Tideland Report?
The WTG Tidelands Report is a search for the presence of a State tideland claim on a specific property; including a search for any instruments (Grants, Leases, and Licenses) associated with that claim.
My property is not at the shore or near the ocean, should I still run a report?
Yes. Tidelands claims include current and formerly flowed tidal waters. Some of these claims go back more than 100 years. Every county in New Jersey – with the exception of Hunterdon, Warren, Sussex, and Morris – have tideland claims. Some of these claims extend many miles from the ocean.
How can a Tidelands claim block or hinder the sale of my property?
A State Tidelands Claim is a cloud on a property owners title regardless of whether or not that property owner is aware of the claim at the time of purchase. When a property is being sold, the Title Company will run a riparian (Tidelands) report. If a claim is found the Title company may require monies be held in escrow to cover the claim, or that the claim be released prior to sale.
What is a Tidelands Lease, License, and Grant?
A Tidelands lease, license, and grant are instruments issued by the State of New Jersey.
A Tidelands Lease is a long term rental agreement from the State of New Jersey for the use of its tidelands. Leases are generally issued for projects involving long term financing issues such as houses that have been constructed over currently flowed tidelands or large scale development projects. A Tidelands License is a short term rental agreement from the State of New Jersey for the use of its tidelands. Licenses may be issued for fixed structures, such as docks, piers, mooring piles, floating docks, boat lifts, riprap, and bulkheads.
A Tidelands Grant is a deed from the State of New Jersey for the sale of its tidelands. A grant releases all rights of the State to the current upland owner and relinquishes the rights of the State to that land. In general, the State of New Jersey will only issue a grant for formerly flowed claims.
What is a Statement of No Interest?
A Statement of No Interest is an official document issued by the State of New Jersey attesting to the fact that a particular property or area is free from all State tidelands claims, or that the claim is so small or insignificant, the State has no interest in pursuing the claim.
I've owned my property for many years. I'm not aware of any Tidelands claims. Could there still be a claim that I am not aware of?
Yes. We regularly see situations where a Title Company runs a Tidelands Report on a property being sold and an unknown claim is discovered.
Is this report insured?
Yes. The WTG Tidelands Report is insured for errors and omission to $2,000,000.00 per event.
What is a Property PEEK Report?
The Property PEEK is a 25-page comprehensive report that presents a wealth of information about a property and its immediate surroundings.
The report includes lot data and tax maps, 20-year historical tax assessments, and GIS maps depicting wetlands, category-1 water (with buffers), topography, preserved & open spaces, sewer service areas, CAFRA, Highlands, Pinelands Management, current and historical aerials (1974,1930), DEP-reported contaminated sites, soils data, and other information.
Who Should Order a Property PEEK Report?
The more you know about your property… the more you know about your world.
I am a Realtor, how can the Property PEEK help me?
New Jersey Realtors are using the Property PEEK Reports every day. The report helps them provide important information to their Buyers, helps them secure more business by strengthening their listing presentation, and helps them brand and promote their services to the market.
I am a Builder, how can the Property PEEK help me?
Builders use the Property PEEK Report for preliminary information about a specific lot prior to investing time and money in engineering and permits. Coupled with our Flood Determination and research tools at NJPropertyFax.com, the WTG Property PEEK report allows builders to be more productive and profitable.
Is this report insured?
No, the Property PEEK Report is not insured. The report is an aggregation of information from public sources (i.e. NJ State DEP). We do not provide verification or analysis of the data; we simply pass it along as a heads up for the current or potential property owner. The report is for informational purposes only and should not be used on its own for any decisions related to construction or purchase without additional research and due diligence.