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Physical Map Revision (PMR)

What’s Changing?

The Federal Emergency Management Agency (FEMA) is updating San Diego’s flood maps. These updated maps may change your flood risk and will take effect on March 3, 2026.

Flood maps help communities understand their flood risk and guide decisions about development, safety planning, and insurance. FEMA updates flood maps when new scientific or technical information becomes available.

A Physical Map Revision (PMR) is a formal update to the Flood Insurance Rate Maps (FIRMs) and Flood Insurance Study (FIS) for a community. PMRs may change:

  • Flood zone boundaries
  • Base flood elevations
  • Floodplain limits

These updates help ensure that flood risk information reflects the most accurate data available.

How Could This Affect You?

Your flood zone may change, which can affect your insurance requirements.

When FEMA issues a PMR:

  • Some homes and businesses may be newly included in a mapped floodplain
  • Other properties may be removed from a mapped floodplain

As a result:

  • Some may no longer be required to carry flood insurance
  • Others may now be required to purchase flood insurance and follow floodplain building regulations

Even if flood insurance is not required, all property owners and renters are strongly encouraged to consider flood insurance. Standard homeowners insurance typically doesn’t cover flood damage.

Flood insurance can significantly reduce financial losses by helping support repair and rebuilding efforts after a flood.

San Diego participates in the National Flood Insurance Program (NFIP), which provides an automatic 15% premium discount for policyholders, a valuable benefit not available in many other cities.

What Do Flood Zones Mean for Your Insurance Requirements?

If your property is mapped into a high-risk flood zone, you may be required to have flood insurance.

High-risk flood areas, labeled A or V on FEMA maps, face the highest likelihood of flooding.

  • If your property is in a high-risk zone and you have a federally backed mortgage, flood insurance is required.
  • Flood insurance is strongly recommended for all property owners and renters in areas with a meaningful risk of flooding, even outside high-risk zones. Learn more at floodsmart.gov.

Flood Insurance: What You Should Know

Flood insurance protects you from the cost of flood damage. It can help pay to replace your belongings or repair your home or building after a flood.

  • Two types of coverage are available:
    • A building policy covers the structure
    • A contents policy covers personal belongings
  • Renters can buy flood insurance. Even if you don’t own the building, you can purchase a contents-only policy to protect your belongings.
  • Waiting period rules: Flood insurance usually has a 30-day waiting period before coverage begins, but when FEMA updates flood maps through a PMR, the 30-day waiting period is waived! If you buy a policy because of a map change, coverage typically begins the next business day.
  • Newly mapped discount: If your property is newly added to a high-risk flood zone, you may qualify for a “newly mapped” discount for the first 12 months after the new maps take effect. After the 12month discount period, premiums increase gradually each year until they reach the full risk-based rate.

How Do You Find Out If You’re Affected?

Look at the new flood maps to find out if your property is affected.

The City of San Diego keeps copies of map revisions submitted by engineers or issued directly by FEMA. You can look up revisions by:

  • Property address or
  • Case number

To see FEMAissued map corrections and revisions, visit the FEMA Map Service Center.

What If You’re Not Affected by the PMR?

Even if your property is not impacted by the Physical Map Revision, flooding can still occur. Flood risk exists throughout San Diego.

Anywhere It Can Rain, It Can Flood

Remember, properties outside mapped floodplains can still experience flooding. Taking a few proactive steps can help you stay informed and prepared.

Stay Prepared

Consider Flood Insurance

  • Flood insurance is available to property owners and renters in all flood zones, not just high-risk areas.
  • Many flood insurance claims come from properties outside FEMA-mapped high-risk flood zones.
  • Build and Improve Responsibly.
  • If you plan to build or remodel near or in a floodplain, review the City’s Floodplain Management Standard Operating Procedures to ensure your project meets requirements.

Where Can I Go for More Resources?

Floodplain Management