if the flood policy expires 12/31/17 --- and we don't have a renewal "in hand" --- but the agent says "it is coming"....when do we mail the 45 day letter?

We would mail it on 1/2/2017 first thing since we are closed on the 1st. I have learned not to believe agents in these situations until the new policy is in my hand.

I agree with NSF (although it would be 1/2/18). Failure to send the letter could be construed as a violation of the flood regulations.

lol

I hate when the year changes. It takes me 6 months to get use to writing the new year.