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How National Flood Insurance Program deadline may affect home buyers

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Consumers in the market for a home have been patiently waiting for the Federal Reserve to cut interest rates — a move it seems poised to make in September.

But without action from Congress, there could be another change at the end of that month that makes it temporarily trickier to buy or sell a home in some areas, or to refinance an existing mortgage.

That’s because the National Flood Insurance Program — the government-sponsored public insurance program that is the largest flood insurer in the U.S. — needs to be reauthorized by Sept. 30 to continue to issue new policies or increase coverage on existing policies.

If you are buying or selling a house, you want to avoid the end of September and the beginning of October.

Jaret Seiberg

managing director and financial policy analyst at TD Cowen

Homeowners insurance policies typically don’t cover flood damage, meaning consumers who want to protect their home and its contents from that peril need a stand-alone flood policy. Mortgage lenders may require applicants to obtain such a policy before closing on a home, depending on the flood risk for the property.

“This is about the ability to get a mortgage in a flood zone after Sept. 30,” said Jaret Seiberg, a managing director and financial policy analyst at TD Cowen. “Without an [NFIP] extension, you’re not going to be able to get a mortgage in any area that requires flood insurance.”

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Congress established the NFIP in 1968 to provide reasonably priced flood insurance coverage. The Biggert-Waters Flood Insurance Reform Act of 2012, which included the NFIP authorization, expired on Sept. 30, 2017. Since then, Congress has extended the NFIP’s authorization 30 times — but it has also lapsed briefly three times in that period.

“This has been an issue now for many years where the program faces expiration and Congress, [at the] last minute, reauthorizes it,” said Bryan Greene, vice president of policy advocacy at the National Association of Realtors. “We’re trying to prevent natural disasters, but we seem to always face this potential man-made disaster of not acting timely enough.”

What a program lapse would mean for home sales

If the NFIP experiences a lapse in its authority, it will not be able to issue new policies, including for people whose lenders require flood insurance or increase coverage on existing policies (including property owners looking to refinance existing mortgages), according to a spokesperson for the Federal Emergency Management Agency, which operates the NFIP.

It’s possible the home sale transaction would be halted or be held up until the buyer can obtain flood insurance, said Jeremy Porter, head of climate implications research at First Street Foundation, a nonprofit organization in New York that focuses on quantifying the financial risk of climate change. That might entail waiting for Congress to reauthorize the NFIP, or looking for coverage on the private market.

The latter tactic isn’t easy. “There are very few private insurers that offer any type of flood insurance,” said Daniel Schwarcz, a professor of law at the University of Minnesota Law School who focuses on insurance law and regulation.

Flooding has the 'biggest insurance gap' in the U.S., Dale Porfilio on extreme weather challenges

“There are some very niche types of policies out there … but for all intents and purposes,” he said, the NFIP is “the only available option for flood insurance.”

And if the NFIP lapses, it could make the search for a private insurer more difficult: “If you eliminate that foundation, the rest of the market isn’t there,” said Seiberg.

When the program lapsed from May 31 until July 2 in 2010, 6% of real estate agents reported a delayed or canceled sale, according to a report by the National Association of Realtors. In that report, from 2011, it estimated a one-month NFIP lapse could affect about 40,000 closings.

“If you are buying or selling a house, you want to avoid the end of September and the beginning of October,” said TD Cowen’s Seiberg. “There is no need to take the risk that the flood insurance program will lapse when you could close ahead of Sept. 30.”

How homeowners would be affected by a lapse

The NFIP insures 4.7 million policyholders and protects more than $1.28 trillion in assets. Those existing policyholders may be shielded by the effects of a lapsed NFIP, said Seiberg.

Policies that are in force will remain in force and the NFIP will continue to pay claims under those policies during a lapse, according to the FEMA spokesperson.

If your flood insurance policy’s renewal or expiration date is around Sept. 30, try to renew it early, said Yanjun Liao, an applied microeconomist and fellow at Resources for the Future, a nonprofit research institution in Washington, D.C.

“Check the expiration date and make plans in advance,” said Liao, whose research focuses on natural disaster risk management and climate adaptation.

Homeowners considering refinancing an existing mortgage may also want to weigh the timing with the Sept. 30 reauthorization deadline in mind, if their lender has required flood insurance coverage.

Rates need to move lower to see significant increase in refinancing, says Frost Bank's Phil Green

Why NFIP reauthorization is a ‘catch-22’

Sen. Bill Cassidy, R-La., spoke in early August about the rising costs of NFIP premiums in his Gulf Coast state, and urged Congress to improve the program.

“My team is working on a bipartisan solution that will roll back Risk Rating 2.0, and make flood insurance affordable and accountable again,” said Cassidy in his speech.

Congress is unlikely to let the NFIP entirely expire, given the number of homeowners who depend on the program, Seiberg said.

“The real problem is that the flood insurance program is a financial debacle and Congress doesn’t seem capable of fixing it and, instead, what Capitol Hill does is just kick the can down the road,” he said.

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Prices of top 25 Medicare Part D drugs have nearly doubled: AARP

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List prices for the top 25 prescription drugs covered by Medicare Part D have nearly doubled, on average, since they were first brought to market, according to a new AARP report.

Moreover, that price growth has often exceeded the rate of inflation, according to the interest group representing Americans ages 50 and over.

The analysis comes as Medicare now has the ability to negotiate prescription drug costs after the Inflation Reduction Act was signed into law by President Joe Biden in 2022.

Notably, only certain drugs are eligible for those price negotiations.

The Biden administration in August released a list of the first 10 drugs to be included, which may prompt an estimated $6 billion in net savings for Medicare in 2026.

Another list of 15 Part D drugs selected for negotiation for 2027 is set to be announced by Feb. 1 by the Centers for Medicare and Medicaid Services.

Biden administration releases prices of 10 drugs in Medicare negotiations

AARP studied the top 25 Part D drugs as of 2022 that are not currently subject to Medicare price negotiation. However, there is a “pretty strong likelihood” at least some of the drugs on that list may be selected in the second line of negotiation, according to Leigh Purvis, prescription drug policy principal at AARP.

Those 25 drugs have increased by an average of 98%, or nearly doubled, since they entered the market, the research found, with lifetime price increases ranging from 0% to 293%.

Price increases that took place after the drugs began selling on the market were responsible for a “substantial portion” of the current list prices, AARP found.

The top 25 treatments have been on the market for an average of 11 years, with timelines ranging from five to 28 years.

The findings highlight the importance of allowing Medicare to negotiate drug prices, as well as having a mechanism to discourage annual price increases, Purvis said. Under the Inflation Reduction Act, drug companies will also be penalized for price increases that exceed inflation.

Notably, a new $2,000 annual cap on out-of-pocket Part D prescription drug costs goes into effect this year. Beneficiaries will also have the option of spreading out those costs over the course of the year, rather than paying all at once. Insulin has also been capped at $35 per month for Medicare beneficiaries.

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Those caps help people who were previously spending upwards of $10,000 per year on their cost sharing of Part D prescription drugs, according to Purvis.

“The fact that there’s now a limit is incredibly important for them, but then also really important for everyone,” Purvis said. “Because everyone is just one very expensive prescription away from needing that out-of-pocket cap.”

The new law also expands an extra help program for Part D beneficiaries with low incomes.

“We do hear about people having to choose between splitting their pills to make them last longer, or between groceries and filling a prescription,” said Natalie Kean, director of federal health advocacy at Justice in Aging.

“The pressure of costs and prescription drugs is real, and especially for people with low incomes, who are trying to just meet their day-to-day needs,” Kean said.

As the new changes go into effect, retirees should notice tangible differences when they’re filling their prescriptions, she said.

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How much money you should save for a comfortable retirement

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Many Americans are anxious and confused when it comes to saving for retirement.

One of those pain points: How much should households be setting aside to give themselves a good chance at financial security in older age?

More than half of Americans lack confidence in their ability to retire when they want and to sustain a comfortable life, according to a 2024 poll by the Bipartisan Policy Center.

It’s easy to see why people are unsure of themselves: Retirement savings is an inexact science.

“It’s really a hard question to answer,” said Philip Chao, a certified financial planner and founder of Experiential Wealth, based in Cabin John, Maryland.

“Everyone’s answer is different,” Chao said. “There is no magic number.”

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Why?

Savings rates change from person to person based on factors such as income and when they started saving. It’s also inherently impossible for anyone to know when they’ll stop working, how long they’ll live, or how financial conditions may evolve — all of which impact the value of one’s nest egg and how long it must last.

That said, there are guideposts and truisms that will give many savers a good shot at getting it right, experts said.

15% is ‘probably the right place to start’

“I think a total savings rate of 15% is probably the right place to start,” said CFP David Blanchett, head of retirement research at PGIM, the asset management arm of Prudential Financial.

The percentage is a share of savers’ annual income before taxes. It includes any money workers might get from a company 401(k) match.

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Those with lower earnings — say, less than $50,000 a year — can probably save less, perhaps around 10%, Blanchett said, as a rough approximation.

Conversely, higher earners — perhaps those who make more than $200,000 a year — may need to save closer to 20%, he said.

These disparities are due to the progressive nature of Social Security. Benefits generally account for a bigger chunk of lower earners’ retirement income relative to higher earners. Those with higher salaries must save more to compensate.

“If I make $5 million, I don’t really care about Social Security, because it won’t really make a dent,” Chao said.

How to think about retirement savings

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Households should have a basic idea of why they’re saving, Chao said.

Savings will help cover, at a minimum, essential expenses such as food and housing throughout retirement, which may last decades, Chao said. Hopefully there will be additional funds for spending on nonessential items such as travel.

This income generally comes from a combination of personal savings and Social Security. Between those sources, households generally need enough money each year to replace about 70% to 75% of the salaries they earned just before retirement, Chao said.

There is no magic number.

Philip Chao

CFP, founder of Experiential Wealth

Fidelity, the largest administrator of 401(k) plans, pegs that replacement rate at 55% to 80% for workers to be able to maintain their lifestyle in retirement.

Of that, about 45 percentage points would come from savings, Fidelity wrote in an October analysis.

To get there, people should save 15% a year from age 25 to 67, the firm estimates. The rate may be lower for those with a pension, it said.

The savings rate also rises for those who start later: Someone who starts saving at 35 years old would need to save 23% a year, for example, Fidelity estimates.

An example of how much to save

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Here’s a basic example from Fidelity of how the financial calculus might work: Let’s say a 25-year-old woman earns $54,000 a year. Assuming a 1.5% raise each year, after inflation, her salary would be $100,000 by age 67.

Her savings would likely need to generate about $45,000 a year, adjusted for inflation, to maintain her lifestyle after age 67. This figure is 45% of her $100,000 income before retirement, which is Fidelity’s estimate for an adequate personal savings rate.

Since the worker currently gets a 5% dollar-for-dollar match on her 401(k) plan contributions, she’d need to save 10% of her income each year, starting with $5,400 this year — for a total of 15% toward retirement.

However, 15% won’t necessarily be an accurate guide for everyone, experts said.

“The more you make, the more you have to save,” Blanchett said. “I think that’s a really important piece, given the way Social Security benefits adjust based upon your historical earnings history.”

Keys to success: ‘Start early and save often’

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There are some keys to general success for retirement, experts said.

  1. “Start early and save often,” Chao said. “That’s the main thing.” This helps build a savings habit and gives more time for investments to grow, experts said.
  2. “If you can’t save 15%, then save 5%, save whatever you can — even 1% — so you get in the habit of knowing you need to put money away,” Blanchett said. “Start when you can, where you can.”
  3. Every time you get a raise, save at least a portion instead of spending it all. Blanchett recommends setting aside at least a quarter of each raise. Otherwise, your savings rate will lag your more expensive lifestyle.
  4. Many people invest too conservatively, Chao said. Investors need an adequate mix of assets such as stocks and bonds to ensure investments grow adequately over decades. Target-date funds aren’t optimal for everyone, but provide a “pretty good” asset allocation for most savers, Blanchett said.
  5. Save for retirement in a tax-advantaged account like a 401(k) plan or an individual retirement account, rather than a taxable brokerage account, if possible. The latter will generally erode more savings due to taxes, Blanchett said.
  6. Delaying retirement is “the silver bullet” to make your retirement savings last longer, Blanchett said. One caution: Workers can’t always count on this option being available.
  7. Don’t forget about “vesting” rules for your 401(k) match. You may not be entitled to that money until after a few years of service.

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Missing quarterly tax payment could trigger ‘unexpected penalties’

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The fourth-quarter estimated tax deadline for 2024 is Jan. 15, and missing a payment could trigger “unexpected penalties and fees” when filing your return, according to the IRS.

Typically, estimated taxes apply to income without withholdings, such as earnings from freelance work, a small business or investments. But you could still owe taxes for full-time or retirement income if you didn’t withhold enough.

You could also owe fourth-quarter taxes for year-end bonuses, stock dividends, capital gains from mutual fund payouts or profits from crypto sales and more, the IRS said.    

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Federal income taxes are “pay as you go,” meaning the IRS expects payments throughout the year as you make income, said certified public accountant Brian Long, senior tax advisor at Wealth Enhancement in Minneapolis. 

If you miss the Jan. 15 deadline, you may incur an interest-based penalty based on the current interest rate and how much you should have paid. That penalty compounds daily.

Tax withholdings, estimated payments or a combination of the two, can “help avoid a surprise tax bill at tax time,” according to the IRS.

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However, you could still owe taxes for 2024 if you make more than expected and don’t adjust your tax payments.

“The good thing about this last quarterly payment is that most individuals should have their year-end numbers finalized,” said Sheneya Wilson, a CPA and founder of Fola Financial in New York.

How to make quarterly estimated tax payments

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