Flood insurance

15 years ago

I am trying to get a home going in the next week or two and am having troubles with the bank and flood insurance. The bank requires flood insurance because part of the property we are building on is in an A-zone. However this is at the bottom of the hill and the lowest floor level will be at least 20 feet above an Ark-level flood.

I have contacted FEMA and they said to fill out a LOMA (letter of Map ammendment...i think). Anyhow my understanding of the function of this is to amend the zone border. I'm not contesting the border though, it is what it is. Any ideas on how to indicate to the bank that the house is outside of the A-zone? My mortgage guy said he has had other cases where insurance companies issue a letter stating flood insurance was not needed. I contacted the insurance company and they said they don't do that and I would have to talk to FEMA which leaves me at the LOMA form which seems inappropriate.

Any suggestions or anybody else in/been through a similar situation?

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Comments (6)

rktman
15 years ago
Get a local Civil Engineer to fill out your LOMA form. The LOMA doesn't necessarily change the border (that would be a Letter or Map Revision -LOMR) The LOMA just says that the lowest adjacent grade to the structure will be higher than the 100 yr flood elevation. Unfortunately in a Zone A, the flood elevation may not be determined. That's where you need the engineer to determine it and then fill out the form.
http://www.fema.gov/plan/prevent/fhm/dl_mt-1.shtm#1
sue36
15 years ago
Dh went through the LOMA process on a house he was building (successfully). It take MONTHS.

Right before the closing on our house (I mean RIGHT before, they called my cell as we were driving to the closing) our bank said it wanted flood insurance. We abut a pond, but the house is well above the high water mark (pond controlled by a dam, if the dam breaks the water level would drop since we are above the dam not below it). I had to pay a civil engineer $250 to come out and basically say the house was outside the flood zone. Bank let us close without flood insurance. I think it delayed us by 3 days.

Good luck.
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memarcus
Original Author
15 years ago
Seems rktman is right on the ball. The BFE isn't known so the surveyor has to apply for it through the DNR. Once that's had, they fill out the LOMA and MT-EZ forms and apply for letter of exclusion from FEMA.

Since I now understand it a little better looks like we'll be out about $1K in fees and flood insurance in the interim since we're basically having to prove common sense. This is all very frustrating since the guy 3 cubes over is the keeper of GIS maps (I work for the Army Corps of engineers although I'm not a civil) which determine the FIRM's. I know what the BFE is but have to get it documented through the channels to make things work. I could understand if it was close but there's easily a 30 foot margin above the BFE+2ft.

Thanks for you inputs. I love this site.
kjboggs
15 years ago
YOu should be able to hire a surveyor to survey the property, show the elevations of the home site and finished floor, and it should reference the FIRM base flood elevation if you have it mapped in your area. The FEMA flood elevation certificate if you show to your insurance that the finished floor is not in the 100 year flood plain and you should be fine.........
brianshaw
15 years ago
Architects, Builders, Code Officials and Homeowners are all turning to SMART VENT automatic foundation flood vents to protect homes from the destruction that a hurricane, flood or other natural disaster can cause. SMART VENT is designed to provide both flood protectionï»¿ & air ventilation, and is the only ICC-certified vent to meet the requirements as set forth by FEMA and the NFIP for all homes or buildings located in a floodplain.

Educate yourself, be safe, and save on flood insurance.

Here is a link that might be useful: Smart VENT
rktman
15 years ago
RE: SmartVent
If this works for your particular situation, great BUT this looks like SPAM.

Flood insurance

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Flood insurance

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