How to Obtain a Flood Elevation Certificate? Your Comprehensive Guide
Obtaining a Flood Elevation Certificate (FEC) is crucial for determining flood risk and insurance rates, especially if your property is in a high-risk flood zone. This document provides detailed information about your property’s elevation in relation to the Base Flood Elevation (BFE), helping to accurately assess flood risk and potentially lower insurance premiums.
Understanding the Flood Elevation Certificate
What is a Flood Elevation Certificate?
The FEC is a standardized form used by the Federal Emergency Management Agency (FEMA) to collect data about a building’s elevation. It compares the lowest adjacent grade (LAG), lowest floor elevation (including basement), and other relevant elevations to the BFE. This comparison dictates how susceptible your property is to flooding. Insurance companies use the FEC to accurately rate flood insurance policies. It’s also often required for new construction or substantial improvements in flood zones.
Why Do You Need a Flood Elevation Certificate?
There are several compelling reasons to obtain an FEC:
- Flood Insurance Rating: The primary reason is to determine accurate flood insurance rates. Without an FEC, you may be paying significantly higher premiums than necessary.
- Compliance with Regulations: In many communities, an FEC is required for new construction, substantial improvements (renovations costing more than 50% of the property’s market value), or when applying for permits.
- Property Value: An accurate FEC can potentially increase property value by providing prospective buyers with clear information about flood risk. A lower-than-expected risk assessment can be a significant selling point.
- LOMA Applications: An FEC is often required when applying for a Letter of Map Amendment (LOMA) or Letter of Map Revision Based on Fill (LOMR-F) to remove your property from a designated flood zone.
Steps to Obtaining a Flood Elevation Certificate
1. Determine if You Need an Elevation Certificate
Before starting the process, confirm whether an FEC is actually necessary. This depends on your property’s location within a designated Special Flood Hazard Area (SFHA), also known as a flood zone. You can use FEMA’s Flood Map Service Center (MSC) to determine your flood zone. Contact your local floodplain administrator or insurance agent for further clarification.
2. Find an Existing Elevation Certificate (If Possible)
The easiest scenario is if an FEC already exists for your property. Check with previous owners, your local floodplain administrator, building department, or mortgage company. If your property is relatively new, the developer may have obtained an FEC during construction. Having an existing certificate saves time and money.
3. Hire a Licensed Land Surveyor, Professional Engineer, or Architect
If an FEC doesn’t exist or needs to be updated, you must hire a qualified professional. Licensed land surveyors, professional engineers, and architects are authorized to complete and certify FECs. Ensure the professional has experience with flood elevation surveys and FEMA requirements. Contact several professionals to compare quotes and experience.
4. The Survey Process
The surveyor will conduct a detailed elevation survey of your property. This involves measuring the elevations of various points, including:
- Lowest Adjacent Grade (LAG): The lowest point of ground immediately next to the building.
- Lowest Floor Elevation (LFE): The elevation of the lowest floor, including a basement (if applicable).
- Highest Adjacent Grade (HAG): The highest point of ground immediately next to the building.
- Top of Bottom Floor (TOBF): The elevation of the top of the lowest floor, excluding basement.
- Equipment Elevation: The elevation of essential equipment, such as furnaces or air conditioners.
- Base Flood Elevation (BFE): The anticipated elevation of floodwater during a base flood event. This data is obtained from FEMA’s Flood Insurance Rate Maps (FIRMs).
5. Completing the FEMA Elevation Certificate Form
The surveyor will use the survey data to complete the FEMA Elevation Certificate form. The form requires detailed information about the property, including its location, construction type, and elevation data. The surveyor will certify the accuracy of the information provided.
6. Submitting the Elevation Certificate
Once the FEC is completed and certified, you’ll need to submit it to the relevant parties. This typically includes your flood insurance provider and your local floodplain administrator. Keep a copy for your records. The FEC is a crucial document for determining your flood insurance rates and demonstrating compliance with local floodplain regulations.
Frequently Asked Questions (FAQs) About Flood Elevation Certificates
FAQ 1: How much does an Elevation Certificate cost?
The cost of an FEC can vary significantly depending on the complexity of the property, the location, and the surveyor’s rates. Generally, you can expect to pay between $500 and $2,000. Get quotes from multiple surveyors to compare prices.
FAQ 2: How long is an Elevation Certificate valid?
An FEC doesn’t have a specific expiration date. However, it’s only valid as long as the building and surrounding property remain unchanged. If there are any substantial improvements, renovations, or alterations to the land, you’ll need to obtain a new FEC.
FAQ 3: What if I can’t find an existing Elevation Certificate?
If you’ve exhausted all avenues and cannot locate an existing FEC, you’ll need to hire a surveyor to create a new one. Contact your local floodplain administrator, building department, and previous owners (if possible) before proceeding with a new survey.
FAQ 4: Can I complete the Elevation Certificate myself?
No. FEMA regulations require that a licensed land surveyor, professional engineer, or architect complete and certify the FEC. This ensures the accuracy and reliability of the elevation data.
FAQ 5: What is the difference between the BFE and the LFE?
The Base Flood Elevation (BFE) is the predicted elevation of floodwater during a base flood (100-year flood). The Lowest Floor Elevation (LFE) is the elevation of the lowest floor of your building, including a basement. Comparing these two elevations determines your property’s relative flood risk.
FAQ 6: What happens if my LFE is below the BFE?
If your LFE is below the BFE, your property is considered to be at high risk of flooding. Your flood insurance premiums will likely be higher, and you may be required to take mitigation measures, such as elevating your property.
FAQ 7: Can an Elevation Certificate lower my flood insurance premiums?
Yes. If the FEC shows that your property’s LFE is at or above the BFE, you may be eligible for lower flood insurance premiums. The higher your LFE relative to the BFE, the greater the potential savings.
FAQ 8: What is a Letter of Map Amendment (LOMA)?
A Letter of Map Amendment (LOMA) is a formal determination by FEMA that a property has been inadvertently included in a Special Flood Hazard Area (SFHA). If your FEC shows that your property is naturally elevated above the BFE, you can apply for a LOMA to remove it from the flood zone and avoid mandatory flood insurance.
FAQ 9: What is a Letter of Map Revision Based on Fill (LOMR-F)?
A Letter of Map Revision Based on Fill (LOMR-F) is a request for FEMA to officially revise the flood map based on the placement of fill that raises the ground elevation of a property. This is typically used after a property has been intentionally filled to elevate it above the BFE.
FAQ 10: How do I find my local floodplain administrator?
Your local floodplain administrator is typically located in your city or county government’s planning or engineering department. You can usually find their contact information on your local government’s website.
FAQ 11: What if my Elevation Certificate is inaccurate?
If you believe your FEC contains inaccurate information, contact the surveyor who prepared it. They can review the survey data and make corrections if necessary. If the surveyor is unwilling or unable to make corrections, you may need to hire another surveyor to conduct a new survey.
FAQ 12: Where can I find the FEMA Elevation Certificate form?
The current version of the FEMA Elevation Certificate form can be downloaded from FEMA’s website. Search for “FEMA Elevation Certificate” to find the most up-to-date form and instructions. Ensure you are using the most recent version, as older versions may not be accepted. Remember that only a licensed professional can complete and certify the form.