You buy flood insurance. Your home gets flooded. Then, you're told you're not covered.

Insurance experts are concerned that will happen to some people this fall and winter if we get the floods and landslides many are predicting.

There's a lot of confusion, even among the agents selling flood insurance policies.

If you live in or near a flood zone, go online and click on the Web site for the National Flood Insurance Program (NFIP).

Most flood policies are sold through this government guaranteed program. Your insurance agent or broker will walk you through the process.

Just make sure your agent really understands how flood insurance works.

"I would definitely say most brokers need to probably do a refresher course or two about this," said broker Jim Hunt, who has had FEMA teams come to his company in Kent to make sure all the agents and staff know how the policies works and where there are gaps in the coverage. "The devil's in the details with this insurance, and not a lot of brokers have taken the time of day to understand it,"

What's covered under NFIP? Your building, your personal belongings inside, portable appliances including your washer and dryer, and even the food in your freezer.

What's not covered? Damage from landslides (mudslides are covered by national flood insurance, landslides are not), living expenses if you have to move out, lost money from the interruption of your business, and - this might surprise you - decks, patios, fences and other property outside your building.

And Hunt says certain homeowners have special reason to be concerned.

If you live in a condo, double check your insurance policy, and check with your condo association and find out what kind of insurance they have.

Many association have commercial policies, which only cover the buildings and don't cover damage inside individual units.

"So they may have taken care of the association's risk, but they've left the individuals to fend for themselves in that case, and buy their own condo unit owner policy," Hunt explained.

You can also get flood insurance if you rent. Just make sure you understand exactly what's covered and have a plan to reduce your risk.

Also keep in mind there's a 30-day waiting period before these policies take effect, which means if you buy insurance today and it floods two weeks from now, you're out of luck.