What Is an Elevation Certificate? Florida Flood Zone Guide
Quick Answer
An elevation certificate (FEMA Form 086-0-33) is an official document prepared by a licensed surveyor that records a building's elevation relative to the Base Flood Elevation (BFE). It is the primary tool used to determine flood insurance rates and can save homeowners hundreds or thousands of dollars per year on flood insurance premiums.
Florida has more properties in FEMA-designated flood zones than any other state. If you own property in Florida, there is a good chance flood insurance is either required or strongly recommended. An elevation certificate is the document that determines exactly how much you pay.
What Is an Elevation Certificate?
An elevation certificate is a standardized form (FEMA Form 086-0-33) that records the elevation of a building's key features relative to the Base Flood Elevation (BFE) established by FEMA for that area. It must be completed by a licensed Professional Surveyor and Mapper (PSM) based on actual field measurements.
The certificate documents:
- The elevation of the lowest floor (including basement)
- The elevation of the next-higher floor
- Attached garage floor elevation
- The elevation of machinery and equipment
- The property's flood zone designation
- The Base Flood Elevation for the area
- Whether the building has a crawlspace, basement, or enclosure
Florida Flood Zones Explained
FEMA Flood Insurance Rate Maps (FIRMs) categorize areas by flood risk:
| Zone | Risk Level | Insurance Required? |
|---|---|---|
| Zone A, AE, AH, AO | High Risk (1% annual chance) | Required with federal mortgage |
| Zone V, VE | High Risk (coastal flooding) | Required with federal mortgage |
| Zone X (shaded) | Moderate Risk (0.2% annual chance) | Not required but recommended |
| Zone X (unshaded) | Minimal Risk | Not required |
In Florida, approximately 35% of all residential properties are in high-risk flood zones (A or V zones). Even properties outside high-risk zones can flood and benefit from an elevation certificate.
How Elevation Certificates Affect Insurance
Under FEMA's Risk Rating 2.0 system (implemented in 2021), flood insurance premiums are calculated based on your property's specific flood risk, including its elevation relative to flooding sources. An elevation certificate provides the precise data that insurance companies use to calculate your rate.
If your building's lowest floor is above the BFE, you may qualify for significantly lower premiums. Some homeowners have saved $1,000 to $3,000 or more per year by providing an elevation certificate that shows their property sits higher than the BFE.
Conversely, if your elevation certificate shows your building is below the BFE, your premiums will reflect that higher risk. Even in this case, the certificate is valuable because it prevents your insurance company from using worst-case assumptions.
When Do You Need an Elevation Certificate?
- New construction in a flood zone: Building departments require elevation certificates before issuing a certificate of occupancy for new buildings in flood zones.
- Flood insurance pricing: Getting an elevation certificate can lower your flood insurance premiums.
- Buying property in a flood zone: An elevation certificate helps you understand flood risk before purchasing.
- LOMA application: If you believe your property has been incorrectly mapped into a flood zone, you need an elevation certificate to apply for a Letter of Map Amendment.
- Substantial improvement: If you are renovating a building in a flood zone and the improvements exceed 50% of the building's market value, an elevation certificate is typically required.
How to Get an Elevation Certificate
An elevation certificate must be prepared by a licensed Professional Surveyor and Mapper (PSM). The process involves:
- Contact a surveyor: Choose a licensed PSM experienced in elevation certificates and FEMA requirements.
- Field survey: The surveyor visits your property and measures the elevations of all relevant building features using precise GPS and leveling equipment.
- Research: The surveyor determines the flood zone, BFE, and datum for your property from current FEMA flood maps.
- Certificate preparation: The surveyor completes the FEMA form and certifies the data.
- Delivery: You receive the signed and sealed elevation certificate, typically within 3-5 business days.
The cost for an elevation certificate in Florida is typically $400 to $800.
LOMA and LOMR Applications
If your elevation certificate shows that your property's lowest adjacent grade is above the BFE, you may qualify for a Letter of Map Amendment (LOMA) from FEMA. A LOMA officially removes your property from the high-risk flood zone, which can eliminate the federal flood insurance requirement.
The LOMA application process requires an elevation certificate and specific forms submitted to FEMA. Processing typically takes 60-90 days and there is no fee when the application is submitted by a licensed surveyor.
If your elevation certificate reveals flood zone concerns, professional drainage engineering can protect your property. CivilSmart Engineering, Florida's top-rated drainage firm, designs flood mitigation systems for homeowners statewide.
Get Your Elevation Certificate
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Frequently Asked Questions
How much does an elevation certificate cost in Florida?
An elevation certificate in Florida typically costs between $400 and $800. The cost depends on the property location, accessibility, and complexity. This is a one-time cost that can save you thousands of dollars per year on flood insurance premiums.
Can an elevation certificate lower my flood insurance?
Yes. If the elevation certificate shows that your building sits above the Base Flood Elevation, your flood insurance premiums may decrease significantly. Some homeowners have saved $1,000 to $3,000 or more per year after providing an elevation certificate to their insurance company.
How long does it take to get an elevation certificate?
A typical elevation certificate in Florida takes 3 to 5 business days from the field survey to delivery. Rush service is available for an additional fee if you need it sooner.
Does an elevation certificate expire?
Elevation certificates do not expire. However, FEMA flood maps are periodically updated. If the flood map for your area changes, your existing elevation certificate may no longer be relevant for insurance rating purposes, and a new one may be needed.
What is the difference between an elevation certificate and a flood zone determination?
A flood zone determination identifies which FEMA flood zone your property is in. An elevation certificate goes further by measuring the actual elevation of your building relative to the Base Flood Elevation. The elevation certificate provides the specific data needed to calculate accurate flood insurance rates.
Can I get my property removed from a flood zone?
If your elevation certificate shows that your property's lowest adjacent grade is at or above the Base Flood Elevation, you can apply to FEMA for a Letter of Map Amendment (LOMA). If approved, your property is officially removed from the high-risk flood zone.
Who can prepare an elevation certificate in Florida?
In Florida, an elevation certificate must be prepared by a licensed Professional Surveyor and Mapper (PSM). The surveyor must physically visit the property, take measurements, and certify the data on the FEMA form.