And don't forget that flood insurance is a separate deal, not covered by homeowner's policy. We got flooded in '96 and had over $50,000 worth of damage, none of it covered. Thankfully, I had enough warning (or intuition) to get all of the sentimental stuff out of the basement in time. All I lost were some old sewing projects and other junk. My neighbors lost many books, papers, and baby mementoes.