A quick Hill Country downpour can turn a quiet Boerne street into fast‑moving water. If you live near Cibolo Creek or in a low spot, you know floodwater can arrive with little warning. Whether you plan to stay or to sell, a simple maintenance plan protects your home, your safety, and your long‑term value. In this guide, you’ll get a local overview, an easy checklist, permit and insurance tips, and trusted resources to keep you ready. Let’s dive in.
Why Boerne faces fast flood risk
Boerne sits in the Texas Hill Country, a region often called Flash Flood Alley for its steep terrain, shallow soils, and intense storms. Recent Central Texas floods show how quickly creeks can rise and how water can reach homes outside historic boundaries. Events like the July 2025 Central Texas floods are a reminder to plan ahead.
Local infrastructure matters too. Kendall County continues to invest in floodwater‑retarding dam repairs upstream of Boerne, which can affect downstream risk over time. You can read about the county’s funding for dam upgrades in this local report.
Check maps, permits, and your status
Boerne and Kendall County participate in the National Flood Insurance Program, and Boerne is listed in FEMA’s Community Rating System. That CRS participation can lower flood insurance premiums for city residents. You can confirm community status on FEMA’s Texas community list.
If you plan grading, retaining walls, additions, or work near creeks or low areas, contact the City first. The City of Boerne’s Engineering and Mobility Department administers floodplain and drainage rules and can advise on permits and timing. Start with the Engineering and Mobility Department page.
Flood maps change. FEMA updates Flood Insurance Rate Maps, and owners sometimes pursue Letters of Map Amendment or Revision. If you need to understand terms like BFE, LOMA, or LOMR, check FEMA’s flood insurance terminology. Boerne has also explored regional coordination on floodplain submittals, which can influence review timelines.
Seasonal flood‑ready maintenance
A few simple tasks reduce damage when storms arrive. Prioritize these items each spring and fall:
- Clean gutters and downspouts, then extend discharge 6 feet or more away from the foundation. Check that water sheds away from the house.
- Inspect the roof and flashing, and seal around vents and penetrations.
- Regrade low spots so soil slopes away from the slab or stem wall. Refill eroded areas.
- Test your sump pump. Verify the float switch works and add a battery or generator backup.
- Clear brush and debris from drainage swales, easements, and culvert inlets.
Protect your foundation and crawlspace
If your home has a crawlspace or garage that can flood, plan for safe water entry and exit to reduce pressure on walls.
- Review FEMA’s guidance on flood‑resistant crawlspaces and drying strategies in the Building America Solution Center. It explains how to design openings so water can move through and structures dry out. See the crawlspace guide.
- Install code‑compliant flood openings. NFIP Technical Bulletin 1 covers sizing and placement, including the standard rule of 1 square inch of opening per square foot of enclosed area unless engineered openings are used. Learn more in FEMA TB‑1 guidance.
- Avoid converting a flood‑prone crawlspace to living space unless you meet elevation and code requirements.
Safeguard utilities and plumbing
Raising and protecting utilities reduces the chance of costly outages and contamination.
- Elevate electric panels, HVAC equipment, furnaces, and water heaters above expected flood levels when feasible. Guidance for equipment placement appears in the crawlspace resource.
- Install a sewer backwater valve to prevent sewage from backing up during surcharges. A licensed plumber should install and maintain it. FEMA’s utility protection manual is a good reference: FEMA P‑348.
- Use watertight enclosures if an item cannot be elevated, and keep documentation for insurance.
Manage yard drainage
Good surface drainage keeps water moving away from your home.
- Keep driveway culverts and curb inlets clear. Replace undersized culverts if they routinely back up.
- Shape shallow swales or add small terraces to slow and direct flow. Some projects fall under low‑impact development practices. Check with the City before major regrading to confirm what permits you need.
- Inspect retaining walls after storms, and stabilize eroding banks with appropriate plantings or engineered solutions.
Materials and cleanup after flooding
Choose materials that tolerate wetting and dry quickly on lower levels.
- Favor flood‑resistant options like tile, concrete, closed‑cell foam, fiberglass insulation, and water‑resistant coatings. NFIP and FEMA list recommended materials and methods in their mitigation resources.
- After a flood, document damage with photos for insurance, ventilate and dry promptly, remove soaked porous materials, and follow public‑health guidance for mold cleanup.
Insurance and home sale tips
In Boerne, lenders may require flood insurance for homes in mapped Special Flood Hazard Areas, and many buyers choose coverage even outside those zones due to fast‑rising storms. Boerne’s CRS participation can help with premium savings. If you need to challenge a map designation or document elevation for rating, review FEMA’s terminology guide and work with a licensed surveyor.
Flood insurance uptake has historically been low in parts of the Hill Country, which leaves many families exposed after major events. Reporting after recent floods highlights the financial impact on uninsured owners in nearby counties, as covered in the Houston Chronicle. If a disaster is declared, mitigation grants may become available through state and local channels. Keep permits, Elevation Certificates, and before‑and‑after photos on file for insurance and future sale disclosures.
Local resources
- City of Boerne Engineering and Mobility Department for floodplain and drainage permits. See the City department page linked above.
- Kendall County Development and Floodplain Management Office for unincorporated areas.
- FEMA community and insurance resources for maps, terminology, and policy questions. See links above.
- National Weather Service alerts via your preferred app or the local alerts page linked below.
Quick homeowner checklist
- Review your flood map and, if available, your Elevation Certificate. Call City or County floodplain staff to confirm status. See FEMA terms in the NFIP glossary.
- Clean gutters and downspouts, extend discharge, test the sump pump with backup power, and regrade soil to slope away from the foundation.
- Ask a licensed plumber about a sewer backwater valve and a licensed electrician about panel height and protection. Reference FEMA P‑348.
- If you plan structural work near a creek or low area, contact the City’s floodplain administrator first and hire a surveyor or engineer if required.
- Set up weather alerts and a storm plan so you can install temporary protections safely before a watch or warning. Use the local alerts page.
Protecting your Boerne home starts with a few smart moves and good documentation. If you are planning to buy or sell, align your maintenance, permits, and insurance with your timeline so your transaction is smooth and stress‑aware. For trusted guidance on Boerne and Hill Country properties, connect with Susan Brand.
FAQs
Do I need flood insurance in Boerne if I am outside FEMA’s flood zone?
- It is not mandatory for most loans, but fast Hill Country storms can flood homes outside mapped zones, so many buyers and owners still choose coverage.
Who approves work near creeks or low areas in Boerne?
- Inside city limits, start with the City of Boerne’s Engineering and Mobility Department; in unincorporated areas, contact Kendall County’s floodplain office.
What upgrades can help lower flood insurance premiums?
- Elevating the lowest floor relative to the Base Flood Elevation and installing documented flood openings per FEMA TB‑1 can improve NFIP rating.
How do LOMA and LOMR help with mapping issues?
- A LOMA or LOMR can correct or update FEMA’s maps for a property, often requiring a licensed surveyor and documentation per FEMA’s terminology and processes.
What should I do when a flood watch is issued?
- Follow National Weather Service alerts, stage temporary protections safely, and prioritize life safety over property once conditions become hazardous.
