The federal flood insurance program is key to stable housing markets, the shutdown revealed its fragility
Interview transcript
Terry Gerton Well, as we speak, the shutdown is at least temporarily over, but it left some major disruptions in its wake and one of those programs that we want to talk about today is the National Flood Insurance Program. Can I ask you first to tell us what that program is, but then also talk about how the shutdown and the extension of the shutdown affected that program?
Nicole Upano Sure. The National Flood Insurance Program is an important program for single-family home buyers as well as multifamily owners and operators. It is a backstop to ensure that borrowers have flood insurance even in areas where there is elevated risk, and private insurance companies may be less likely to offer coverage in that area without having some sort of elevated cost because of their risk. So it’s a very important program for many Americans.
Terry Gerton And it really provides a a stability in markets that are flood prone, right?
Nicole Upano That’s exactly right, Terry. It is an important program for many Americans. It provides stability in the market if there is a national disaster to ensure that money flows back into that community for rehabilitation and repair.
Terry Gerton And during the shutdown, NFIP’s borrowing authority dropped dramatically. What does that mean in terms of practical terms?
Nicole Upano That means that, as I had mentioned previously, this program is an important — or, flood insurance is an important part of home sales and multifamily sales. And without that borrowing authority, those purchases could not move forward since it is a contingency to home buying. And there also is that greater risk that if a natural disaster could occur, that there wouldn’t be an ability to fill those claims and push financing back into those communities.
Terry Gerton So the way that works then is in a disaster FEMA actually uses that borrowing authority to pay out the claims that it may receive. Is that correct? That’s right. So then how did the lapse in the NFIP operations affect home buyers who rely on that flood insurance to maybe close on a mortgage?
Nicole Upano We have certainly seen this across the federal government for many HUD-assisted or agency-assisted programs, that it put a pause in those home sales until the government is back up and running and doing the people’s business.
Terry Gerton So we’re in a continuing resolution now. Did the CR provide additional borrowing authority for FEMA through the National Flood Insurance Program?
Nicole Upano Yes, it sure did. It reauthorized it since September 30. And there is a piece of bipartisan legislation that was also offered that would reauthorize the program until 2026 to provide even greater certainty for homebuyers and and renters across the country.
Terry Gerton Does that mean that folks who were kind of in limbo for the last 40+ days of the shutdown can renew their policies or maybe submit their claims? Does that open the window back up? Yes, it certainly does.
Terry Gerton I’m speaking with Nicole Upano. She’s the AVP for housing policy and regulatory affairs for the National Apartment Association. So, Nicole, let’s go back to this, the program itself, even with existing policies still active, there were some limits. What do policy holders need to know about their coverage, their claims, and their change in funding if we should find ourselves in another funding lapse, perhaps?
Nicole Upano Sure. So if someone had a valid policy during the shutdown, those remained valid throughout the shutdown. But if in terms of a new policy or a renewal, that’s where the rub would be, as well as potentially processing any claims, there would be limitations on that.
Terry Gerton Did you see any misconceptions or misunderstandings on the part of policy owners about what services and coverage would be available to them during the shutdown?
Nicole Upano NAA represents professionally-owned and managed housing across the country. And so they kept the shutdown and any implications very much top of mind and continue to use NAA as a resource to get the most up to date information.
Terry Gerton And so you’re dealing with apartment owners, condo owners, those kinds of things. What are some of their biggest questions when it comes to the NFIT program?
Nicole Upano Well, for our members, they are looking across the federal government at all the implications. For example, HUD and FHA, they provide financing and backing not just for affordable housing but for market rate housing as well. So there was an issue with those closings. And while Section 8 and USDA rural housing — you know, rural housing benefits for renters and their families in rural areas — while those benefits did benefit from an advanced appropriation, there was that similar issue, similar to the NFIP, that renewals and new applications could not be processed and there would have been payment uncertainty for those renters and their families. And so having government back up and running and doing the people’s business is important to both housing providers and renters to ensure the stability of those properties and that renters in those communities remain stable.
Terry Gerton NAA is obviously very sensitive to the real estate market, especially in flood prone or disaster prone areas. Beyond NFIP itself, what does this moment really reveal about the fragility of our disaster response programs and how people can get relief if they’re affected?
Nicole Upano Sure, that’s a great question. Many of the federal government’s housing programs are not mandatory appropriations. And we’ve seen that with other industries, that they are seeking now opportunities to have a backstop if and when this happens again to ensure that agencies can access reserves or that they can expand their budget authority in these times, knowing that eventually the government will be back up and running. And folks will be repaid
Terry Gerton How should policymakers then or legislators be thinking about long-term resilience and continuity for programs like NFIP, especially as climate risks grow and shutdowns maybe remain a threat?
Nicole Upano We would certainly encourage policymakers to reevaluate whether some of these programs should have a mandatory appropriation so there won’t be disruptions. We never know what’s going to happen, certainly with climate risks and change across the country, and so having that certainty is critical.
Terry Gerton So what is NAA’s message then to housing providers and renters on navigating these kinds of disruptions? What do they do to stay informed? How do they make sure that they’re current? What’s your advice?
Nicole Upano Yeah, so NAA continued to release live updates on our website to our members. We continue to encourage our members to work with their residents as their business allows and provided them with resources and how to navigate those conversations. We were pleased to see that the the CR does include a reversal of the rifts that happened during the shutdown. And especially for folks in the DMV, this is extremely helpful to ensure there’s certainty for those residents and that housing providers can know they have a stop gap at the end of the day.
Terry Gerton And what are you hearing from lawmakers? Are they inclined to support those kinds of proposals?
Nicole Upano Yeah, as you can see from the bipartisan legislation to reauthorize the program in 2026, this program has long had bipartisan support. We just want to use this time to encourage policymakers to take that next step.
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