Annapolis is one of the best-known tidal flooding spots on the East Coast, and the City treats it as a routine part of life in its lowest areas. For homeowners, the question isn't whether high water happens but how often, how far it reaches and what it does to a home when it arrives. This guide pulls together what the City, the State of Maryland and public records say, and what you can do about it. For the wider overview of water damage help across the city, see water damage restoration in Annapolis.
What the City calls nuisance flooding
The City of Annapolis describes "nuisance" flooding as high-tide water levels that cause public inconvenience. It happens mostly from March to September, though flooding is possible at any time of year. The City names downtown and City Dock, Compromise Street, Eastport and 2nd Street in Eastport among its lowest-lying areas. Maryland requires coastal municipalities to update their nuisance flood plans every five years, and the City's page links to its 2025 Nuisance Flood Plan.
Tropical Storm Debby, August 2024
A recent example shows how it looks in practice. On August 9, 2024, the City reported coastal flooding at City Dock of 4.54 feet above mean lower low water, which it called one of the ten highest in the city's history. A Coastal Flood Warning was in effect, with the next high tide expected to reach 3.5 to 4.0 feet. Dock Street and Compromise Street were closed because of flooding, and the City urged residents to follow police directions at closures and not to drive through standing water. The same storm brought only about 1.26 inches of rain by 1 p.m., which is a reminder that tidal and surge flooding can be severe without a lot of rain.
A trend, not a one-off
A State of Maryland case study on Annapolis and sea level rise, citing a 2014 NOAA study, reports that the average number of nuisance flood days rose from 3.8 per year from 1957 to 1963 to 39.3 per year from 2007 to 2013. The same case study cites a 2019 report finding that relative sea level in Annapolis rose about 1.06 feet from 1929 to 2019. It also recalls two earlier storms: Hurricane Isabel in 2003, which flooded buildings on the Naval Academy grounds, and Tropical Storm Ernesto in 2006, which sent a five-foot surge through much of downtown. None of that predicts a particular tide next month, but it explains why the City has a nuisance flood plan.
Which parts of Annapolis are most exposed?
The City's list is the best guide. Downtown and City Dock and Eastport are the headline areas, and both have pages here: Downtown and the Historic District and Eastport. Communities on the water south of the City, such as Annapolis Neck, where about 39% of the total area is water, and Highland Beach, face storm surge and shoreline exposure of their own. West Annapolis sits between Weems Creek and the Severn River and isn't on the City's list of lowest-lying areas, but tidal creeks and heavy storms can still put water in a home. Your own risk depends on your address, so ask the City or an insurance agent if you are unsure.
Staying safe when water rises
- Don't drive or walk through floodwater. The City says 6 inches of moving water can knock you down and 2 feet can sweep away a vehicle.
- Know the alerts. A Flood Watch means flooding is possible, a Flood Warning means it is occurring or will occur soon, and a Flash Flood Warning means a flash flood is occurring or will occur very soon. Flash floods can develop in just a few minutes.
- Move your car early. If you park in a low-lying area, move the vehicle before a forecast high tide.
- Treat floodwater as contaminated. The CDC says floodwater may contain sewage, and that the best protection is to stay out of the water.
- Mind the power. Never use electric tools or touch power while standing in water, and have an electrician check the system before turning power back on.
What tidal water does to a home
When high water reaches a ground floor, garage or basement, the damage follows a pattern. Water soaks carpet and pad, wicks into the bottom of drywall, and reaches insulation and framing. Under restoration guidelines built on the S500 standard, rising water from rivers and streams is Category 3, so carpet wet with it must be removed at any time and wet insulation can't be adequately dried. Floodwater also leaves residue and moisture behind that can cause mold if the structure isn't dried within 24 to 48 hours. See flood damage cleanup for how the process works.
Insurance for tidal flooding
This is the part many homeowners get wrong. The City says flood losses are not covered under homeowners' insurance policies and advises considering flood insurance. The Maryland Insurance Administration's definition of a flood includes overflow of inland or tidal waters, so tidal flooding falls under a flood policy, not a homeowners policy. The NFIP adds that a 30-day waiting period must pass before most flood policies become active. Our guide to homeowners insurance and water damage in Maryland explains the other water-related coverage gaps.
Reducing the damage next time
- Keep valuables, electronics and important papers off ground floors and basement floors.
- Ask an electrician whether outlets, panels and appliances in low areas can be raised when you next renovate.
- Use materials that handle moisture well in the lowest rooms, and ask your contractor about them when rebuilding.
- Photograph your home's condition now, so you have a record to compare against after a loss.
- Check your insurance before storm season, not during it.