O'ahu 2026 Flood Maps: Condo Zones, Closings, NFIP

What's changing in 2026-and why it matters to condo deals

FEMA issued O'ahu's Letter of Final Determination on December 10, 2025, which starts a six‑month compliance clock. The new Flood Insurance Rate Maps (FIRMs) go live on June 10, 2026. This Physical Map Revision is focused on streams-not the open coast-reflecting studies of nearly 100 miles of waterways completed between 2019 and 2024. The result: 3,492 parcels move into Special Flood Hazard Areas (SFHAs), bringing the island's SFHA count from roughly 15,000 to about 18,700 out of ~172,000 parcels. A separate large cleanup shifts about 55,000 parcels from Zone D (undetermined) to Zone X (low risk).

For condo financing, the headline is simple: if your building or parcel is newly mapped into an SFHA (A/AE/AO/AH/VE), most lenders will require flood insurance. In practice on O'ahu, that means the association's master flood policy (RCBAP) must satisfy Fannie Mae's minimums at closing, or the unit needs supplemental coverage. Even where a building was already in AE, updated base flood elevations (BFEs) can influence premiums under Risk Rating 2.0.

Transaction timing also intersects with federal authorization. After a brief lapse in late 2025, Congress reauthorized the National Flood Insurance Program (NFIP) through January 30, 2026. If another lapse occurs, new and renewal policies pause-potentially delaying closings that depend on NFIP coverage-while existing policies and claims continue. Honolulu's Community Rating System (CRS) standing currently yields a 10% discount for NFIP policies island‑wide, a small but meaningful offset as maps tighten around stream corridors.

Where condos will feel it: corridor hotspots and our building map

Because this update is streams‑only, the heaviest condo impacts cluster along the Ala Wai Canal, Nuuanu Stream/Kapalama Canal, and selected 'Ewa, Kapolei, Aiea, Pearl City, Kāne'ohe, and Kailua stream corridors. Many Waikiki high‑rises were already in AE due to the Ala Wai, but the refined modeling can nudge SFHA edges outward, catching parcels previously in X or D. Downtown and Iwilei buildings near Nuuanu and Kapalama may see similar edge effects. By contrast, many hillside or gulch‑adjacent parcels transition from Zone D to X, reducing uncertainty and often improving insurability.

To help buyers and sellers navigate these changes, I'm updating the individual condo building pages on this website to display both the current effective flood zone and the preliminary June 2026 zone side-by-side. This allows you to quickly see whether a building you're interested in is affected. Important: The 2026 data shown is preliminary and based on FEMA's published maps as of the Letter of Final Determination. While FEMA resolved appeals before issuing the LFD, minor discrepancies can occur-always verify independently before making financial decisions.

Condo buildings entering SFHA (will require flood insurance):

• 215 North King: X → AE
• Eden Gardens 2: X → AE
• Kuilima Ests West: X → A
• Nuuanu Streamside 2: X → AE
• Waipiolani: D → A

Condo buildings leaving SFHA:

• 1260 Richard Ln: AE → X
• Kaimuki Parkside: AE → X

The above lists reflect buildings where the most hazardous overlapping zone changes between current and 2026 maps. Buildings not listed may still experience BFE or boundary adjustments that affect insurance pricing under Risk Rating 2.0. Always verify independently using the City's comparison tool below.

To verify any building's flood zone yourself, I recommend the City & County of Honolulu's side-by-side comparison tool at cchnl.maps.arcgis.com. This interactive map lets you drag a slider to compare current vs. June 2026 flood zones as you pan around-enter any address to zoom directly to a property and see both versions at once. For official FEMA map panels and downloadable products, visit the FEMA Map Service Center.

How to read Base Flood Elevations (BFEs) on the map: When viewing flood maps, you'll notice lines crossing through flood zones with numbers like "5.8" or "12" displayed above them. These are cross-section lines showing the Base Flood Elevation-the height (in feet above the NAVD88 datum) that floodwaters are expected to reach during a 1% annual chance flood event. Octagons with letters mark reference points for these cross-sections. If a building's lowest floor is above the BFE, it may qualify for lower insurance premiums or even a Letter of Map Amendment (LOMA) to be removed from the SFHA. For condos, BFE matters most at the ground and parking levels-upper residential floors are obviously above BFE, but if the building's foundation, lobby, or mechanical equipment sits below BFE, that drives flood insurance requirements and costs for the entire association.

Financing reality: RCBAP minimums, DU checks, and Risk Rating 2.0

In condos, the cleanest path to closing in an SFHA is a compliant AOAO master flood policy (RCBAP). Fannie Mae requires coverage equal to at least the lesser of 80% of replacement cost or the NFIP maximum per unit, with deductibles within NFIP limits. Desktop Underwriter (DU) will flag SFHA exposure and will not clear the loan without evidence the project's flood insurance meets these tests-or, failing that, a unit‑level flood policy sufficient for the dwelling and contents. Private flood can be an acceptable substitute if it meets federal comparability standards and lender overlays.

Under FEMA's Risk Rating 2.0, premiums are individualized by elevation, distance to water, and replacement cost; two units in the same building can have different quotes. Associations often carry the RCBAP and allocate premiums via common expenses, keeping flood out of the borrower's debt‑to‑income (DTI). If a project lacks adequate master coverage, a unit‑level policy adds directly to the borrower's monthly PITI and can tip marginal DU outcomes. In tight files, even $50-$100 per month can move a case from Approve to Ineligible. It pays to model both master‑only and unit‑policy scenarios.

Timing can save money. Newly mapped buyers may qualify for NFIP's "Newly Mapped" discount if they purchase within 12 months of June 10, 2026 (or within 45 days of a lender's initial notice if that notice arrives within 24 months of the effective date). This status can also shorten the waiting period for coverage to one day when properly documented.

Case studies: Ala Wai, Downtown streams, and 'Ewa mid‑rises

Ala Wai corridor (e.g., Marco Polo; Ala Wai Plaza/Skyrise; Canal House; Waikiki Banyan). Many towers along the Ala Wai are already in AE, so the 2026 stream update often tweaks BFEs and edges more than it flips "in/out." For buildings that remain in AE, financing workflow is unchanged: lenders expect an RCBAP that satisfies Fannie Mae's minimums, and unit buyers primarily feel flood costs through AOAO dues. Where an edge shift newly tags a building's footprint, a gap analysis is urgent: associations should confirm replacement‑cost estimates, deductibles, and per‑unit NFIP maximums to avoid unit‑level coverage requirements at closing.

Downtown/Chinatown/Iwilei (e.g., Honolulu Park Place; Honolulu Tower; projects near Nuuanu Stream/Kapalama Canal). Here, several parcels near stream corridors could newly enter AE. For a typical one‑bedroom, if the AOAO secures a compliant RCBAP, the borrower's monthly PITI may change little because flood costs stay within common expenses. If no master policy is in place-or limits are insufficient-borrowers may need unit‑level flood, which DU counts in DTI. In marginal files, pre‑clear DU with and without a unit policy to avoid last‑minute surprises.

'Ewa/Kapolei mid‑rises. New stream mapping in master‑planned areas can pull outer parcels into AE for the first time. Buyers should obtain a lender flood determination and binding quotes early, then price the difference between AOAO‑only coverage and a borrower‑paid policy. I advise agents to present two PITI scenarios in offer negotiations. Newly Mapped discounts can soften first‑year costs after 6/10/26; time policy purchase accordingly and retain lender notices to document eligibility.

Closing‑readiness checklist: keep escrows moving through 6/10/26

Use this nine‑step list to de‑risk transactions as the new maps take effect:

• 1) Confirm status early. Pull the building on FHAT and FEMA MSC; save current vs. 6/10/26 "firmettes."
• 2) Order the lender flood determination. This FEMA form drives whether master or unit coverage is required.
• 3) RCBAP sufficiency (AOAOs). Verify limits meet the lesser of 80% replacement cost or NFIP per‑unit maximum; confirm deductibles and paid‑through dates.
• 4) Elevation Certificate. For newly mapped buildings, commission an updated EC; it can lower Risk Rating 2.0 premiums and support map corrections.
• 5) LOMA/LOMR‑F triage. If the lowest adjacent grade or finished floor is above BFE, seek a Letter of Map Amendment; start early-processing takes weeks.
• 6) Time policy purchase. NFIP has a standard 30‑day wait, with a loan‑closing exception (effective at closing) and a one‑day Newly Mapped exception when documented.
• 7) Assign policies at sale. NFIP policies can be assigned to buyers; coordinate with the WYO carrier so coverage transfers cleanly for funding.
• 8) Watch NFIP authorization. The program is authorized through 1/30/26; if a lapse looms, pre‑clear a private‑flood fallback that meets lender standards.
• 9) DU packaging. Include the flood determination, RCBAP dec page and calculator output, any unit policy, EC, and LOMA/LOMR evidence.

I strongly recommend AOAOs prepare a one‑page flood summary (limits, deductible, EC date, carrier contacts) to include with resale disclosure packages. Buyers benefit when underwriters can check the boxes quickly-and it helps sellers avoid post‑contract renegotiation over newly discovered flood costs.

What to do now: action plan for buyers and AOAOs

Buyers and their agents. Before writing an offer, run a third‑party flood determination and get binding quotes for NFIP and private flood for PITI and DU modeling. If you're closing after June 10, 2026 and the unit is Newly Mapped, plan policy timing to capture the discount and one‑day waiting rule. During escrow, verify the AOAO's RCBAP meets Fannie Mae's minimums; if limits are short, price a unit‑level policy and re‑run DU to confirm eligibility. In my practice, early quote gathering has prevented several late‑stage DU flips.

AOAOs and property managers. Commission a replacement‑cost update and an EC refresh for buildings within the newly refined streamplains. Solicit flood quotes 2-6 weeks ahead of renewals to avoid capacity surprises. Create an escrow‑ready RCBAP summary with limits, deductibles, EC date, and evidence of premium paid; post it to your resale packet portal so buyers and lenders have it on Day 1.

Need help verifying a specific building? Start with FHAT (gis.hawaiinfip.org/fhat) to check current and pending flood zones by address or TMK. For FEMA map panels and official determinations, use the FEMA Map Service Center. I'm working to update flood zone information on all the condo buildings featured on my website, but this data should always be independently verified before any transaction. If you have questions about a specific building or need guidance interpreting flood zone impacts on your purchase or sale, feel free to reach out-I'm happy to help you navigate the process.

Sources: Dates, counts, and program rules are drawn from FEMA Region 9 releases, the City & County of Honolulu Resilience Office, Wai Hālana/FHAT, KHON2/DPP reporting, and Insurance Journal/NAR materials on NFIP status and Risk Rating 2.0. Local insights and building examples reflect on‑island market practice.

Disclaimer: This article is provided for general informational purposes only and does not constitute legal, financial, or real estate advice. Market conditions change frequently; readers should conduct their own due diligence and consult qualified professionals before making decisions.