By Jon Merwin, Founder and CEO, Licensed Insurance Advisor
New Hampshire has only about 18 miles of open ocean coastline, but far more shoreline once you count the tidal rivers, back bays and Great Bay. That means flood risk reaches well past the beach: into downtown Portsmouth, along the Squamscott in Exeter, and around the marshes of Hampton and Seabrook.
Portsmouth Atlantic Insurance is a family-owned independent agency in Portsmouth, founded in 2005. We compare flood coverage through the National Flood Insurance Program (NFIP) and several private flood carriers, alongside homeowners coverage from 40+ carriers. We’re the highest-rated agency on Google, with 1,000+ Google reviews and over 2,000 testimonials, and we’re rated A+ by the BBB. We don’t charge any fees.
Why the Seacoast floods
Nor’easters and storm surge
On the New Hampshire coast, the storms that cause the most flooding are usually nor’easters. They can stall offshore for several tide cycles and push water into the harbor, the marshes and low roads. When a storm peaks at high tide, water comes over seawalls and up storm drains. Recent winter storms flooded parts of Route 1A, Hampton Beach and low streets near the Portsmouth waterfront.
King tides and the Piscataqua estuary
The Piscataqua River and Great Bay form one of the largest estuaries in New England. Twice a day, the tide moves a huge volume of water in and out. During the highest tides of the year, often called king tides, low areas can flood even on a clear day. Add a storm or onshore wind and the water goes higher. Rising sea levels make this more common over time.
Heavy rain, rivers and snowmelt inland
Flooding isn’t only a coastal problem. The Lamprey, Exeter, Oyster, Bellamy and Cocheco rivers can rise fast after heavy rain or a spring thaw. Basements in Dover, Durham and Exeter can take on water from groundwater and overwhelmed drainage, nowhere near the ocean.
Flood risk town by town
Portsmouth and New Castle
In Portsmouth, low areas near the waterfront, the South Mill Pond, Sagamore Creek and parts of the North End see the most water. New Castle is an island town reached by causeways, and many homes sit close to the water with direct wind and wave exposure. For Portsmouth details, see our Portsmouth flood insurance guide.
Rye, North Hampton, Hampton and Seabrook
Along Route 1A, homes face the open Atlantic. Coastal flood zones here can include V zones, where waves add to the risk and building rules are stricter. Behind the beaches, the marshes in Hampton and Seabrook flood with surge and tide. Hampton homeowners can read our Hampton flood insurance page. If you rent out a beach home, see short-term rental insurance in Hampton.
Great Bay: Durham, Newmarket, Stratham, Greenland and Newington
Great Bay towns get tidal water from the estuary and river water from inland. Homes along Adams Point, the Lamprey in Newmarket and the Squamscott in Stratham can face both. Many of these homes are outside high-risk zones on the map but still close to water.
Exeter, Dover and inland Seacoast towns
Exeter’s downtown sits on the Squamscott and Exeter rivers, and Dover sits on the Cocheco. River flooding and basement water are the main concerns here. Outside high-risk zones, flood insurance is optional for most owners.
Does homeowners insurance cover flooding?
No. Standard homeowners, condo and renters policies exclude flood, meaning surface water from rising tides, storm surge, overflowing rivers or heavy rain that covers normally dry land. Wind damage from a nor’easter is usually a homeowners claim. Water that comes in from the ground up is a flood claim. That’s why Seacoast homeowners often need two policies. In Portsmouth, see homeowners insurance in Portsmouth, NH. Our coastal home insurance in New Hampshire page explains the homeowners side, including wind deductibles.
NFIP vs. private flood insurance
The National Flood Insurance Program
The NFIP is run by FEMA. It’s available in participating communities, and new NFIP policies we write go through Selective. NFIP policies have set coverage caps for buildings and contents, and NFIP contents coverage in basements is limited. For many homes it’s a solid foundation. For higher-value homes it may not be enough on its own.
Private flood carriers we compare
Private flood insurance can offer different limits, options such as additional living expenses, and sometimes broader coverage. Private carriers we may compare include Neptune Flood, Beyond Floods, Flow Flood, Aon Edge, CatCoverage and The Flood Insurance Agency (TFIA). Each has its own rules, and not every home qualifies for every carrier. We look at both NFIP and private options and explain the trade-offs. Some homeowners use private flood as excess coverage above an NFIP policy.
Learn more on our main flood insurance page.
Do I need flood insurance if I’m not in a flood zone?
If your home is in a FEMA special flood hazard area (zones that start with A or V) and you have a federally backed mortgage, your lender will require flood insurance. Outside those zones, it’s your choice. FEMA reports that a significant share of flood claims come from outside high-risk zones, and on the Seacoast, low-risk on a map doesn’t always mean low-risk in a nor’easter. Look up your address with our flood zone check.
Flood insurance for different Seacoast properties
Oceanfront and high-value homes
High-value homes in Rye, New Castle and along Little Harbor often need more building and contents coverage than NFIP limits allow. We coordinate flood with high-value homeowners carriers. See high-value home insurance in Portsmouth and Rye NH high-value home insurance.
Condos
A condo association’s master flood policy may cover the building, but not your unit’s contents or improvements. Ask your association what’s covered, then fill the gap. See condo insurance in Portsmouth.
Rentals, second homes and vacant homes
Landlords and second-home owners need flood coverage that fits how the property is used. A home that sits empty in winter can flood without anyone noticing. Tell us about vacancy and rentals up front. See landlord insurance in Portsmouth and second home insurance in New Hampshire.
New construction and elevation certificates
Building or buying new on the Seacoast? An elevation certificate shows how high your lowest floor sits compared with expected flood levels. It can make a real difference when flood coverage is rated. Ask your builder or surveyor for one early. During construction, see builder’s risk insurance.
What affects the cost of flood insurance
We don’t publish flood prices because every home is rated individually. Factors include:
- Flood zone and distance to the ocean, rivers or marsh
- Elevation of the lowest floor, and whether there’s an elevation certificate
- Foundation type: basement, crawlspace, slab or elevated on piers
- Building replacement cost and the contents limit you choose
- Deductible
- Prior flood claims
- NFIP vs. private carrier rules
When flood coverage starts
NFIP policies generally have a 30-day waiting period before coverage starts, with some exceptions, such as a policy bought in connection with a new mortgage. Private flood waiting periods vary by carrier. Don’t wait for a storm forecast to buy flood insurance.
What Seacoast clients say
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Our Portsmouth office
Portsmouth Atlantic Insurance, 601 Islington St, Unit 206, Portsmouth, NH 03801
(603) 431-4020 | insure@portsmouthatlanticins.com
Monday-Thursday 9 AM-5 PM, Friday 8 AM-4 PM (Eastern)
We serve Portsmouth, New Castle, Rye, North Hampton, Hampton, Hampton Falls, Seabrook, Greenland, Newington, Stratham, Exeter, Newmarket, Durham, Dover and the surrounding Seacoast, plus Kittery and York across the river in Maine (see flood insurance in Maine). We’re licensed in 10 states with a New England focus.
Frequently asked questions
Does homeowners insurance cover flooding on the Seacoast?
No. Flood from storm surge, tides, rivers or surface water needs a separate NFIP or private flood policy. Wind damage is usually covered by your homeowners policy.
Is flood insurance required in New Hampshire?
State law doesn’t require it. Lenders require it for federally backed mortgages on homes in FEMA high-risk zones (A and V zones). Elsewhere it’s optional.
What’s the difference between NFIP and private flood insurance?
The NFIP is FEMA’s program with set coverage caps. Private flood carriers set their own limits and options. We compare both.
How long before flood insurance takes effect?
NFIP policies generally have a 30-day wait, with some exceptions tied to a mortgage. Private flood waiting periods vary.
Can I get flood insurance if I’m not in a flood zone?
Yes. Homes in moderate- and low-risk zones can buy flood insurance, and many Seacoast floods happen outside high-risk zones.
Does flood insurance cover my basement?
Only partly. NFIP basement coverage is limited to certain items such as furnaces, water heaters and electrical panels. Some private policies differ. We’ll explain what each option covers.
Request a Seacoast flood quote
Send us your address and we’ll compare NFIP and private flood options. Have an elevation certificate? Have it handy. We don’t charge any fees.
Request a flood quote · Call (603) 431-4020
Requesting a quote doesn’t start coverage. Flood policies may have a waiting period.