LOMA Elevation Certificates is a company dedicated to helping our clients. Here are some very common questions collected over years of experience. These FAQ’s apply to every property. You can directly Contact Us with more specific questions.
FAQ: The flood plain map depicts my lot being mapped inside the floodplain, but I know my property is above. I don’t think I should be shown in the floodplain. What are FEMA’s requirements to remove my property from the 1% annual chance flood hazard area?
A: To be taken out of the floodplain on the Flood Insurance Rate Map (FIRM); the structure must lay on top of land that is above the flood lines and is not subject to flooding by the 1% annual chance flood. If your residential or commercial site is on ground level that is higher than the Base Flood Elevation shown on the FIRM (Flood Insurance Rate Maps), then you may request a Letter of Map Amendment (LOMA). An LOMA is then used to negotiate a lower premium with your insurance agency. To file your request, you will need your property’s Elevation Certificate. If you do not have one, you will have to get a surveyor. The surveyor will further determine the structure’s elevation at it’s lowest point compared to the ground next to your building and complete an Elevation Certificate. If the ground and structure are at a higher elevation than the Base Flood Elevation, then FEMA will approve your request and send you an LOMA letter. With an LOMA letter, your lender will have the option of eliminating the need of flood insurance for your property. If your residential or commercial property was built after FEMA placed the FIRM requirements and was built at a higher elevation to withstand flooding, you may request a Letter of Map Revision Based on Fill (LOMR-F). Like an LOMA letter, your Elevation Certificate is a necessity.
FAQ: I’ve been told I need to purchase Flood Insurance. My surveyor says I’m out of the floodplain. What do I do? Why won’t the insurance provider take my surveyor’s word?
A: The insurance companies must utilize the limits of the Special Flood Hazard Areas (SFHAs) depicted on the FEMA website to figure out whether mandatory flood insurance is needed. Along these lines, despite the fact that a surveyor may demonstrate the property is over the Base Flood Elevation (BFE) and is actually outside the floodplain if the home site is inside of the dim shaded region (the SFHA) on the FEMA website, surge protection is needed. This can be disputed by applying for an LOMA (Letter of Map Amendment). Let LOMA Elevation Certificates team help you remove your property from inside Special Flood Hazard Areas.
FAQ: Could the flood maps be wrong?
A: Yes, due to the generalized point by point topographic mapping done by FEMA. Exact floodplain limits can’t be precisely mapped. Since FEMA can’t double check all floodplain limits, some regions of high ground are incorrectly labeled as floodplains. These mistakes done by FEMA could cost the homeowner thousands of dollars per year. Another variable not taken into account by FEMA when creating the maps are construction types. Your property could have been built on a high platform to withstand flooding and thus is not subjected to annual flooding risks. Let LOMA Elevation Certificate’s team help you remove your property from inside Special Flood Hazard Areas.
FAQ: What will FEMA do about it?
A: FEMA made the LOMA (Letter of Map Amendment) procedure to allow citizens to change flood zone maps. LOMAs are used to reflect genuine ground studies or better topographic mapping . These are dated and sent to the insurance provider and are likewise documented with the district inside which the property is found. At the point when an LOMA is issued expelling a building site from the SFHA, the need for flood insurance is lifted.
Insurance providers can deny the application to remove the home from a flood zone if, for instance, the home site is only a couple inches above the base flood elevation. In the case this happens and your moneylender decides your property is not reasonably safe from flooding you may still meet all the requirement for a PREFERRED RISK POLICY, the minimum amount of surge protection accessible.
FAQ: What is the wait time for FEMA to process my request?
A: It ordinarily takes 6-8 weeks from the time an application is received by FEMA until a letter of determination is issued. Applications are prepared on a first come, first served premise.
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