Flood Insurance Rates

Depends ... if it was built before the date of the first map issued in that area, it *can be * grandfathered in at a fixed rate ... BUT, an elevation certificate could actually provide for a better rate if the building is above BFE.

But if it was built after the first map was issued, then there are many variables that change the rate. Houses are rated on a plus or minus system ... for example a +2 means the lowest floor is 2 feet above the BFE, and provides a better rate than a +1 or 0. A minus is very bad, it adds a couple grand to the policy for each foot, I believe.

Then there are other factors, like flood vents, lowest equipment, ect. Not enough flood vents adds to the policy. The lowest equipment being below BFE adds to the policy.

Thanks. That's what I thought.

The owner built in 2001 when the older maps were in effect. He is definitely in the FHZ but doesn't remember having an elevation certificate and never was required by his mortgage co to buy flood insurance. They want him to buy it now, prove he is out of the FHZ, or will buy it for him at full rate.

Around here, the flood zones have been majorly revised based on updated data. More folks seem in than folks that got removed.

Nobody notices until such time as a bank gets involved, or they want a building permit for an improvement. I maintain my status as just being the messenger, and it does at times get testy.

I don't know about the rates, but it strikes me as odd that somebody who builds in compliance in 1998, and in 2010 they are no longer in compliance. Which in turn forces an increased rate per the updated FEMA maps.

Something majorly wrong with that picture, but that is what the county flood control department dictates (FEMA administrator), and that is what this messenger delivers.

The only grandfathered properties are the ones that were developed pre-FEMA (circa mid 70's or so). Everybody else is forced into the latest and greatest DFIRM 'maps'. Sad, really sad. Legalized extortion could be another term.

> Thanks. That's what I thought.
>
> The owner built in 2001 when the older maps were in effect. He is definitely in the FHZ but doesn't remember having an elevation certificate and never was required by his mortgage co to buy flood insurance. They want him to buy it now, prove he is out of the FHZ, or will buy it for him at full rate.

Tyler, was the house "out" in 2001, but the map revisions caused it to be "in"? Sometimes I use the "Historic Maps" feature at the FEMA website to see how the property was classified at the time of construction. The owner normally has the option of having the house rated as it was rated at the time of consturction. For example, if the house was "out" when it was built, he can have it rated as if it were in full compliance, even if it's not. Same thing if the BFE was adjusted. If old BFE was 10', and now it's 12', and the house is "low" because of the BFE change (or the datum change), it can be rated based on the 10' BFE it was built under. Sometimes I have to prep my client and send them back to their insurance agent armed with the "grandfather" rules.

This thread has a link to FEMA's grandfather rules:

http://beerleg.com/index.php?mode=thread&id=21166#p21183

I'm in that exact same boat... Living in a place for a few years, get a letter in the mail last year saying I'm now in Zone A, and insurance goes up over $2000/year. Ive never dealt with FEMA or Elevation Certificates before.

I ran levels to determine the elevation of the house, and it turns out that my crawl-space about 2' below the BFE determined by the community. The rub is that my house is one of three places in the neighborhood that is affected by this Zone-A area, even though all of the houses nearby are built at virtually the same elevation!

My question goes along with the OP. Will it do me any good to submit an Elevation Certificate to FEMA showing my house is 2' below BFE, or should I just give up and move on?

(Not to mention I have no idea why they require the elevation of the crawl-space floor as the lowest level, when the water level would have to be much higher than that before it could even enter that area...)

Bob K.
Anchorage, AK

Without doing a detailed study, he looks like he was "in" in 2001 under the previous maps. He's only about 50 feet from the creek and the zone is about 200 feet wide, mostly on his side of the creek.

Bob, sorry to hear that.

Just remember that in a Zone A, the owner can do their own Elevation Certificate. This does not require a LS or a PE. Sometimes owners get confused over such complicated forms....;-)

Then sell the house and make it the buyers problem.

Good luck

Bob:

Is your crawl space below grade? Is the LAG (Lowest Adjacent Grade) below the BFE?

TL-
Yes, the crawl-space floor is lower than the LAG. However the LAG is above the BFE.

According to my interpretation of the Elevation Certificate lingo, I have:

BFE = 59 ft.

a) Top of bottom floor(including crawlspace) = 57.1 ft
b) Top of next higher floor = 62.2 ft
c) n/a
d) Attached Garage = 60.6 ft
e) Lowest elevation of machinery = 58 ft (Furnace is in crawlspace)
f) Lowest adjacent grade = 60.4 ft
g) Highest adjacent grade = 60.6 ft
h) Lowest adjacent grade = 60.4 ft

If you have proper flood vents you can have the crawl space "exempted" as the lowest floor, and have your house rated based on the living floor. Your living floor would be a +3 so you should get a better rate. Also, if your LAG is above the BFE, you can apply for a LOMA, and have your "structure" removed from the flood hazard zone ... then the banks will normally remove the flood insurance requirement from your mortgage.

> Also, if your LAG is above the BFE, you can apply for a LOMA, and have your "structure" removed from the flood hazard zone ... then the banks will normally remove the flood insurance requirement from your mortgage.

Agreed. Sounds like you should be able to be removed from the SFHA.

Have you checked out the MT-EZ application? Also, you say you're in a Zone A, but referencing a known BFE. What was the source of the BFE. I would submit to FEMA an Elev Cert, MT-EZ, and cross section through the house.

Thanks for the info!

I applied for access to file eLOMA's, so we'll see how it goes...

I had been dealing with the Floodplain guy from the local Municipality, but haven't been able to reach him in several weeks. He was able to give me the Community Determined BFE for the Zone-A area that I'm located in, and I confirmed it by looking at other LOMA/LOMR/??? forms that I found for properties nearby.

Thanks again for the help!

Bob K.
Anchorage, AK

Just a heads up, even if you have a BFE you cannot use the eLOMA system in a Zone A.

I didn't know that, but if that's the case, just fill out the first page of the paper form. All you really need is the El. Cert, a copy of the FIRM (or FIRMETTE) with the house scaled on, and a copy of the plat or tax map. I'd also include the name and contact information of the person at the county who provided the BFE. It's a pretty easy process, I've done it many times.