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Base Flood Elevation??
Posted on 12/23/23 at 7:06 am
Posted on 12/23/23 at 7:06 am
Just received notice from mortgage company that I need to add flood insurance. I am kind of confused on elevations. FEMA has my home at 3.8. 1984 plans of neighborhood have my elevation at 5.5. 2010 survey when purchased notes that elevation is over 5.0. What is an elevation certificate? What exactly is a LOMA? Can those two help with an exemption to the requirement? My neighbors are paying over $2400 a year for flood.
9
Posted on 12/23/23 at 7:20 am to TeeA86
You’ll need to get an elevation survey done. Once you get the elevation certificate you can use that to file the LOMA with FEMA. The LOMA is basically an appeal to get you out of the flood zone. I had to go through that a couple years ago. The new flood map wasn’t even close for me.
Posted on 12/23/23 at 7:37 am to TeeA86
You’ll need to hire a licensed surveyor to provide you an elevation certificate. Will probably cost about $700.
ETA: Actually, googling prices this might be a lot cheaper in Louisiana. Maybe $250-$300
ETA: Actually, googling prices this might be a lot cheaper in Louisiana. Maybe $250-$300
This post was edited on 12/23/23 at 7:47 am
Posted on 12/23/23 at 7:51 am to PhiTiger1764
quote:
You’ll need to hire a licensed surveyor to provide you an elevation certificate. Will probably cost about $700. ETA: Actually, googling prices this might be a lot cheaper in Louisiana. Maybe $250-$300
Throw in an extra $500 to make sure that your survey comes back above flood level ;)
Posted on 12/23/23 at 8:57 am to Warfox
A sad but very true statement.
Posted on 12/23/23 at 9:03 am to 3deadtrolls
quote:
I had to go through that a couple years ago. The new flood map wasn’t even close for me.
They had a buddies so far off. His place was the highest in his neighborhood which is why he bought and built there...
No one around him had to have flood Insurance and his company came down on him and gave him hell about it.
He got a survey and sent it in.
The insurance map was way the hell off.
Posted on 12/23/23 at 9:35 am to TeeA86
quote:
A LOMA is a Letter of Map Amendment. It is a document from FEMA which states that while a structure, or portion of property, is mapped within the flood zone; it is not at risk for flooding based on the elevation of the structure, or portion of the property.
Hire a surveyor to determine your "base flood elevation" and your BFE will determine if you are in/not in a flood zone, how much of your property is in/not in a flood zone, etc. etc.
Shame you have to go through the hassle and pay for a survey but it could save you big time going forward.
This may help
LOMA
This post was edited on 12/23/23 at 9:36 am
Posted on 12/23/23 at 9:51 am to TeeA86
Same happened to me in 2017. Do a LOMA and get a guy to come shoot your elevation.
Posted on 12/23/23 at 9:51 am to duckblind56
quote:BFE comes from the FEMA flood map. You don’t need a surveyor to tell you the BFE
Hire a surveyor to determine your "base flood elevation"
quote:BFE is just the “100 year flood” level. Not whether you’re in a particular flood zone
and your BFE will determine if you are in/not in a flood zone, how much of your property is in/not in a flood zone, etc. etc.
The surveyor / elevation certificate will tell you the actual elevation of your home and property relative to the BFE that comes from the FEMA map. If you’re a high enough above BFE, you may be able to apply for a LOMA to ask FEMA to rezone your property out of a zone where flood insurance is mandatory for banks
Posted on 12/23/23 at 10:01 am to TeeA86
With the new flood insurance changes, the elevation doesn't mean as much now. The certificate is mainly to determine the zone. More areas are now considered flood zones requiring insurance and the zone determines the risk. So if your property is in the zone. You will pay the base premium. No more getting out of paying unless you are not in the zone and can show that.
Posted on 12/23/23 at 10:46 am to TeeA86
Get an elevation certificate. A survey crew will come out to determine that. It will cost a little bit of money you could save you that and a hell of a lot more. Without it, the elevation is determined by FEMA. Your home likely won't LOMA. That's usually for newer areas that were built higher by developers.
Posted on 12/26/23 at 11:06 am to TeeA86
Thank you everyone!
While getting quotes on flood… I’m going to try to do the elevation cert and LOMA. Literally two block over is not a flood zone with an elevation of 4.8 and an older part of the neighborhood. It’s just frustrating.
Two of my neighbors were given 45 days from their mortgage company. There is no day requirement on the letter my mortgage company sent. I don’t want to drag my feet with it though.
While getting quotes on flood… I’m going to try to do the elevation cert and LOMA. Literally two block over is not a flood zone with an elevation of 4.8 and an older part of the neighborhood. It’s just frustrating.
Two of my neighbors were given 45 days from their mortgage company. There is no day requirement on the letter my mortgage company sent. I don’t want to drag my feet with it though.
Posted on 12/26/23 at 11:09 am to PhiTiger1764
Yeah, it wasn't too much when I did it in 2013.
Posted on 12/26/23 at 12:42 pm to Tiger Prawn
quote:
BFE is just the “100 year flood” level.
A lot of people don’t realize that if you are in the 100 year flood plain, then your home has a 30% chance of flood over the course of a typical mortgage length.
Posted on 12/26/23 at 12:43 pm to TeeA86
The insurance co may require you to be a certain ht. Above BFE. Some require BFE +3’, some require BFE +5’ for preferred rate.
Posted on 12/26/23 at 12:51 pm to TeeA86
If you live anywhere in the Gulf Coast I would have flood insurance regardless. Having watched Harvey dump 48” of rain in Houston and seeing controlled levee releases take out billions of dollars of homes that were all uninsured because they are above the technical flood stage.. I’d rather find a way to pay the premiums than deal with years of fighting bureaucrats
Posted on 12/26/23 at 1:26 pm to TeeA86
Mortgage company either missed it when you bought or there was a map change.
Every house is in a flood zone; A, AE, X, V, can’t remember the last one.
X is the only flood zone where insurance is voluntary. If your house is any zone other than X, you’re buying flood insurance or they’ll buy for you and bill you.
You need an elevation cert for BFE, can also go to fema.gov and look up flood zone. I haven’t used their site in years but it does/did have a ton of information.
Every house is in a flood zone; A, AE, X, V, can’t remember the last one.
X is the only flood zone where insurance is voluntary. If your house is any zone other than X, you’re buying flood insurance or they’ll buy for you and bill you.
You need an elevation cert for BFE, can also go to fema.gov and look up flood zone. I haven’t used their site in years but it does/did have a ton of information.
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