I have been asked by a lender to do an EC on a vacant piece of property. Property owner wants to build a new house. A small steam runs through the property and FEMA shows an A flood zone with no BFE near the stream. The proposed house location is clearly out of the flood zone and 63 feet above the stream bank. I explained the situation to the lender but they still seem to think they need the EC.
My question is, what information should I include on the EC?
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How about a LOMA, Out as Shown
We did such a thing recently.?ÿ What the lender wanted was a description of a tract, within the overall tract, that was clearly outside the flood plain.?ÿ No elevation data needed.?ÿ This, of course, would meet the Out As Shown category.?ÿ That way they were comfortable dropping the demand for flood insurance while still taking the entire tract as collateral.?ÿ Of course, we shot elevations anyway, but, without a definite BFE it was merely a comparison to the elevations along the apparent edge of the Zone A.
The LOMA OAS is reserved for finished construction. This situation would be better addressed by a pre-construction elevation certificate indicating the planned location is not in the SFHA. If the lender (or owner) still wants flood insurance I would provide the LOMA OAS on the finished structure.
OK, how does a pre-construction elevation certificate work?
They look really stupid, especially the pictures of dirt/grass/whatever/but no building materials.
Leave everything blank except lowest and highest adjacent grade where construction stakes mark out the future structure. More than anything else they are a planning tool. Leave benchmarks behind for contractors to use to try to ensure they don't build things too low. It gives the lender a warm, fuzzy feeling.
Thanks for all the comments. I completed the EC noting?ÿ pre-construction where ever possible. Provided the elevation at the proposed building site for the LAG and HAG, marked everything else N/A. Provided a FIRM showing?ÿ the location of the proposed house is clearly out of the A-Zone and noted in the comments that the site is +/- 63 feet above the stream bank.
Will let you all know how it goes.
I never put pictures on a pre or mid elevation cert. I also add a note saying the Finished Floor is base off construction plans. I also give the height of the crowd of the road, since it my area most Cites want new construction to be a foot and a half or two feet above the road.
first, ask for proposed 'construction drawings' with ff and bf elevations - may only be a sketch
Then (in EC) look at Section C - Building Elevation Information (survey required) and C1 Building elevations are based on:?ÿ then check 'construction drawings'
this may get you to where you want to go
You prepare the certificate based on the plans. Be sure to check box C1 indicating that's the case. You will need another certificate post construction if the lender or owner wants it insured.
In NE Texas, Cass County especially, there are few people that have built inside flood zone areas and many places that the flood zone is contained within the banks of a waterway.
When the water backs up, it rarely overflows the high bank.
We simply show the borders of the waterway and then show that the buildings are not with the flowage areas.
How did you determine the elevation along the edge of the Flood Zone?
why wouldn't you put pics on a "during construction" EC? Seems like those generate the most questions, regarding status of construction at time of field visit.
Its just not required for a mid, most of the time its just a slab or piers in the ground with a stringer, or form. What questions do you get on a mid, that isnt answered by filling the form out?
well, most of mine would be pilings with an elevated first floor, so they want to "see" the enclosure status at ground level. That's life at 8 feet above sea level!
