How to Get a Flood Elevation Certificate?
Obtaining a Flood Elevation Certificate (FEC) involves engaging a licensed surveyor or engineer who can determine the elevation of your property relative to the Base Flood Elevation (BFE). This crucial document is essential for accurate flood insurance rating and understanding your property’s flood risk.
Understanding the Flood Elevation Certificate
What is a Flood Elevation Certificate?
A Flood Elevation Certificate (FEC) is a standardized form developed by the Federal Emergency Management Agency (FEMA) that provides detailed information about the elevation of a building in relation to the Base Flood Elevation (BFE) in a Special Flood Hazard Area (SFHA). It’s used by insurance companies to accurately rate flood insurance policies, and by communities to ensure compliance with local floodplain management regulations. Essentially, it’s a snapshot of your property’s vertical position relative to a known flood risk benchmark.
Why Do You Need an Elevation Certificate?
The FEC is primarily used for two critical purposes:
- Flood Insurance: It is the most important document for determining the premium you will pay for flood insurance. Without an FEC, your flood insurance premiums may be significantly higher. The certificate accurately portrays the building’s elevation compared to the BFE, directly impacting the risk assessment and resulting premium.
- Community Compliance: Communities participating in the National Flood Insurance Program (NFIP) require FECs for new construction and substantial improvements to ensure compliance with local floodplain ordinances. This helps ensure that buildings are constructed safely above the BFE, minimizing flood damage.
Steps to Obtaining a Flood Elevation Certificate
Step 1: Identify if You Need One
First, determine if your property is located in a Special Flood Hazard Area (SFHA), as designated on a Flood Insurance Rate Map (FIRM). You can typically find this information through your local government’s planning department, a flood zone determination company, or by reviewing the FIRM online through FEMA’s Map Service Center. If your property is in an SFHA, an FEC is generally required for flood insurance.
Step 2: Find a Licensed Surveyor or Engineer
The most crucial step is to hire a licensed surveyor or engineer who is qualified to complete the FEC. They will have the necessary expertise and equipment to accurately measure the elevation of your property and complete the FEMA form. Ask for references and ensure they have experience working with FECs.
Step 3: The Survey Process
The surveyor will visit your property and take precise measurements, including the lowest adjacent grade (LAG), the lowest floor elevation (including basement), and the elevation of any attached garage or machinery and equipment servicing the building. They will also note the type of foundation and any floodproofing measures. This process often involves specialized surveying equipment like a total station or GPS unit.
Step 4: Completing the FEMA Form
The surveyor or engineer will then complete the official FEMA Flood Elevation Certificate form, using the measurements taken during the survey. The form requires detailed information about the property, including its location, building type, flood zone, and elevation data.
Step 5: Submitting the Certificate
Once completed, the FEC should be submitted to your flood insurance provider and your local floodplain administrator. Keep a copy for your records, as you may need it for future insurance renewals or property transactions.
Factors Affecting the Cost of an Elevation Certificate
Several factors can influence the cost of obtaining an FEC, including:
- Location: Surveyors in areas with high demand may charge more.
- Property Size and Complexity: Larger properties or those with complex topography may require more time and effort, increasing the cost.
- Availability of Existing Data: If previous elevation data is available, it could reduce the cost.
- Surveyor’s Experience: Experienced surveyors may charge more for their expertise.
Expect to pay anywhere from $300 to $1,000 or more for an elevation certificate, depending on these factors. It’s wise to get quotes from multiple surveyors before making a decision.
Frequently Asked Questions (FAQs)
FAQ 1: What is the difference between a Flood Insurance Rate Map (FIRM) and a Flood Elevation Certificate (FEC)?
A Flood Insurance Rate Map (FIRM) is a map created by FEMA that shows the boundaries of flood zones and the Base Flood Elevation (BFE) for those zones. A Flood Elevation Certificate (FEC) is a document that provides specific elevation data for a particular property relative to the BFE shown on the FIRM. The FIRM shows the general flood risk for an area, while the FEC provides property-specific information.
FAQ 2: How long is a Flood Elevation Certificate valid?
There is no official expiration date for an FEC. However, if significant changes occur in your area that affect the flood zone or BFE, such as a Letter of Map Revision (LOMR), or if you make substantial alterations to your property, you will likely need to obtain a new certificate. Insurance companies may also require a new FEC periodically, especially at the time of policy renewal.
FAQ 3: What is the Base Flood Elevation (BFE)?
The Base Flood Elevation (BFE) is the elevation to which floodwater is expected to rise during a 100-year flood (also known as a 1% annual chance flood). It is a key reference point for determining flood risk and setting building standards in SFHAs.
FAQ 4: What happens if my property is below the Base Flood Elevation?
If your property is below the BFE, you are at a higher risk of flooding. You will likely be required to purchase flood insurance, and your premiums may be higher. You may also need to implement floodproofing measures to reduce your risk of damage.
FAQ 5: Can I use an old Flood Elevation Certificate?
An old FEC might be acceptable, but it depends on several factors. Check with your insurance provider to see if they will accept the existing certificate. They will likely consider the age of the certificate, any changes to the FIRM, and any alterations made to your property since the certificate was issued.
FAQ 6: What if I disagree with the information on my Flood Elevation Certificate?
If you believe there are errors on your FEC, contact the surveyor or engineer who prepared the certificate to discuss your concerns. They may be able to correct the information. If you still disagree, you can contact FEMA to request a review of the certificate.
FAQ 7: Where can I find my Flood Insurance Rate Map (FIRM)?
You can find your FIRM through the FEMA Map Service Center website, your local government’s planning department, or by consulting with a flood zone determination company. These maps are publicly available and provide crucial information about flood risk in your area.
FAQ 8: What is the difference between a Letter of Map Amendment (LOMA) and a Letter of Map Revision (LOMR)?
A Letter of Map Amendment (LOMA) is issued by FEMA when a property is inadvertently included in a SFHA due to an error in the FIRM. It removes the property from the SFHA. A Letter of Map Revision (LOMR) is issued when changes to the topography or drainage patterns in an area affect the flood zone boundaries or the BFE. It revises the FIRM to reflect these changes.
FAQ 9: Are there grants available to help pay for a Flood Elevation Certificate?
Grant opportunities for obtaining an FEC are rare but may be available through your local government or through specific FEMA programs after a disaster. Check with your local emergency management agency or floodplain administrator to inquire about any available assistance.
FAQ 10: Can I complete a Flood Elevation Certificate myself?
No, you cannot complete an FEC yourself. It must be completed by a licensed surveyor or engineer who is qualified to take accurate elevation measurements and understand the requirements of the FEMA form.
FAQ 11: What is the “Lowest Adjacent Grade” (LAG) on the Flood Elevation Certificate?
The Lowest Adjacent Grade (LAG) refers to the lowest point of the ground immediately next to the building. This measurement is crucial for determining the overall flood risk and for accurate flood insurance rating.
FAQ 12: What happens if I don’t get a Flood Elevation Certificate when required?
If you fail to obtain an FEC when required, particularly for flood insurance, you may face significantly higher insurance premiums. Additionally, if you are building in a SFHA, you may face penalties from your local government for non-compliance with floodplain management regulations. This could even halt construction until the required certificate is obtained.