I am currently in the process of completing a LOMA for a client. The LAG is currently above the BFE and all is good except for there is an egress window along one side of the house. The egress window is surrounded by a steel tube that is above the BFE, but the bottom of the window is below the BFE.
The structure was built in the mid 1960s and was built in compliance with the regulations at the time. According to FEMA, from past conversations with them, the basement of a structure can be below the BFE and still be approved for a LOMA as long as the LAG is above the BFE and the structure was built in compliance with the regulations at the time of construction.
Would the LAG of the structure be the bottom of the egress window?
In my mind the steel tube surrounding the window would act as quasi basement wall and therefore the LAG would be the lowest adjacent elevation outside of the house or steel tube.
I would like to hear from anyone that has experience dealing with this.
Thank you,