Elevation Certificate: FEMA Flood Zones, Insurance & How to Get One
An elevation certificate documents your building's elevation relative to flood levels. Learn how it affects flood insurance premiums, FEMA flood zone types, costs, and the step-by-step process for Florida properties.
Quick Answer
An elevation certificate (FEMA Form 086-0-33) documents your building's elevation relative to the Base Flood Elevation (BFE). In Florida, it costs $400-$700 and can reduce flood insurance premiums by documenting that your lowest floor is above BFE.
Florida has more NFIP policies than any other state. Average premiums range from $528/yr (Palm Beach) to $1,905/yr (Monroe County/Keys). An elevation certificate is your primary tool for reducing these costs.
What Is an Elevation Certificate?
An elevation certificate is an official FEMA form (086-0-33) that documents the elevation of a building's key features — lowest floor, lowest adjacent grade, machinery, and equipment — relative to the Base Flood Elevation (BFE) at that location.
A licensed Professional Surveyor and Mapper (PSM) prepares the certificate by surveying the building and comparing its elevation to the FEMA Flood Insurance Rate Map (FIRM) data. Insurance companies use this data to calculate flood insurance premiums under the National Flood Insurance Program (NFIP).
What It Measures
Lowest floor elevation, lowest adjacent grade, garage floor, machinery/equipment elevations, and the reference BFE from the FEMA FIRM panel.
Who Needs It
Homeowners in flood zones seeking insurance savings, new construction in SFHA, LOMA applicants, and property buyers/sellers in flood-prone areas.
Cost & Timeline
$400-$700 for existing structures. $300-$500 for new construction. Completed in 3-7 business days. One-time cost, no expiration.
How to Read an Elevation Certificate
The FEMA elevation certificate (Form 086-0-33) is divided into sections A through G. Understanding each section helps you interpret the document and determine how it affects your flood insurance premium.
Section A — Property Information
Identifies the building: street address, city, state, ZIP code, lot and block numbers, and the NFIP community number. This section also records the building type (residential, non-residential, addition, etc.) and whether the certificate is for new construction or an existing building.
Section B — Flood Insurance Rate Map (FIRM) Information
Records the FEMA FIRM panel number, suffix, date, flood zone (AE, VE, X, etc.), and the Base Flood Elevation at your property's location. This is the reference point your building elevation is compared against. If the FIRM shows your property in Zone AE with a BFE of 10 feet NAVD 88, this is where that data appears.
Section C — Building Elevation Information
The most important section for insurance rating. The surveyor records measured elevations including: the top of the bottom floor (C2a), the top of the next higher floor (C2b), the bottom of the lowest horizontal structural member (C2c), the attached garage floor (C2d), the lowest elevation of machinery/equipment (C2e), and the Lowest Adjacent Grade (C2f/C2g). The difference between your lowest floor elevation and the BFE from Section B determines your premium.
Section D — Surveyor Certification
The licensed surveyor's name, license number, signature, company, and contact information. In Florida, this must be a licensed Professional Surveyor and Mapper (PSM). The surveyor certifies the accuracy of all measurements and that the work meets FEMA standards.
Sections E, F & G — Photos, Building Details & Comments
Section E requires photographs of the building (front, rear, and sides showing the lowest floor). Section F records building characteristics: foundation type (slab, crawlspace, piles, etc.), number of flood openings, and enclosure information. Section G is for the surveyor's comments about anything unusual affecting the elevation data. These sections provide context but Section C is what drives your insurance rate.
The key number to focus on: the difference between your lowest floor elevation (Section C) and the BFE (Section B). If your floor is above the BFE, your elevation certificate will reduce your flood insurance premium. See our elevation certificate vs LOMA guide if your building is well above BFE and you may qualify for map amendment.
Florida Flood Zone Types
FEMA classifies flood risk into zones on the Flood Insurance Rate Map (FIRM). The zone determines whether insurance is required and how much an elevation certificate can save you.
| Zone | Risk Level | Description | Insurance Required? | Elevation Cert Benefit |
|---|---|---|---|---|
| Zone AE | High | Areas with 1% annual flood chance (100-year floodplain). BFE determined. Most common high-risk zone in Florida. | Yes (if federally backed mortgage) | Can reduce premiums 15-30% per foot above BFE |
| Zone VE | High (Coastal) | Coastal areas subject to storm surge and wave action. BFE includes wave height. Common along Atlantic and Gulf coasts. | Yes (higher premiums than AE) | Essential — V-zone building requirements apply |
| Zone AH | High | Areas of shallow flooding (1-3 feet) with determined BFEs. Near ponds, canals, and low-lying areas. | Yes (if federally backed mortgage) | Small elevation differences affect premiums significantly |
| Zone AO | High | Areas of sheet flow flooding with average depths of 1-3 feet. No BFE — uses depth numbers instead. | Yes (if federally backed mortgage) | Demonstrates compliance with depth/drainage requirements |
| Zone X (shaded) | Moderate | Areas with 0.2% annual flood chance (500-year floodplain). Not considered SFHA. | Not required but recommended | Can document low-risk status for preferred rates |
| Zone X (unshaded) | Low | Areas outside the 500-year floodplain. Minimal flood risk. | Not required | Can remove flood insurance requirement if reclassified |
Flood Zone & Elevation Resources
Explore our in-depth resources on flood zones, elevation certificates, and flood insurance in Florida.
BFE & Elevation Certificate Deep Dive
Detailed guide on Base Flood Elevation, how to read certificates, and county flood data.
What Is an Elevation Certificate?
Introduction to elevation certificates and why they matter.
How to Get an Elevation Certificate
Step-by-step process for obtaining your certificate in Florida.
Elevation Certificate Cost Guide
What elevation certificates cost and what affects the price.
Flood Zone Survey Requirements
When flood zone surveys are required and what they include.
FEMA Flood Map Guide
How to read and interpret FEMA flood maps for your property.
Elevation Certificate Service
Request an elevation certificate — pricing, process, and coverage.
How Elevation Certificates Affect Insurance
Your building's elevation relative to the Base Flood Elevation (BFE) is a primary factor in flood insurance pricing. Here is how different elevation positions affect your premium.
Lowest floor 1 foot BELOW BFE
Properties below BFE face the highest flood insurance costs. Each foot below BFE increases premiums substantially under FEMA Risk Rating 2.0.
Lowest floor AT BFE
Meeting BFE exactly satisfies minimum requirements. Premiums are at the baseline rate for your zone, flood source distance, and construction type.
Lowest floor 1 foot ABOVE BFE
Each foot of elevation above BFE reduces premiums. The first foot above BFE typically provides the largest percentage reduction.
Lowest floor 2+ feet ABOVE BFE
Properties well above BFE qualify for the lowest flood insurance rates available for their zone. Florida Building Code requires 1 foot of freeboard above BFE in many counties.
LOMA/LOMR approved
If an elevation certificate shows your property is actually outside the SFHA, you can apply for a Letter of Map Amendment (LOMA) to be reclassified. This can remove the flood insurance requirement.
Get Your Elevation Certificate
Find out how much you could save on flood insurance. We survey your property, prepare the certificate, and deliver it directly to your insurance agent.
Licensed PSM. Typical turnaround 3-7 business days. All 67 Florida counties.
Florida County Flood Insurance Data
Average NFIP flood insurance premiums vary significantly by county due to differences in flood risk, construction patterns, and elevation. Counties like Miami-Dade and Hillsborough have among the highest concentrations of flood zone properties. Here are the 10 counties with the most flood insurance activity.
| County | Avg. NFIP Premium | Primary Zones | Key Flood Factor |
|---|---|---|---|
| Miami-Dade | $584/yr | AE, VE, AH | Sea level rise accelerating risk. HVHZ construction codes. King tides cause frequent nuisance flooding. |
| Broward | $563/yr | AE, VE | Low-lying topography. Canal system flood risk. Recent FEMA map updates added parcels to SFHA. |
| Palm Beach | $528/yr | AE, VE | Mixed risk — western areas near Everglades in AE, barrier islands in VE. |
| Monroe | $1,905/yr | VE, AE | Highest premiums in Florida. Florida Keys entirely within flood zones. All construction elevated. |
| Pinellas | $1,327/yr | AE, VE | Peninsula geography creates extensive coastal flood exposure. Barrier islands in VE zones. |
| Lee | $1,154/yr | AE, VE | Fort Myers area. Post-hurricane rebuilding increased demand for elevation certificates. |
| Charlotte | $1,612/yr | AE, VE | Heavily impacted by hurricanes. Extensive rebuilding with elevated construction. |
| Hillsborough | $713/yr | AE, VE | Tampa Bay storm surge risk. Alafia and Hillsborough rivers create riverine flood zones. |
| Collier | $854/yr | AE, VE | Naples area. Everglades drainage patterns affect inland flood risk. |
| Duval | $612/yr | AE, VE | Jacksonville. St. Johns River and coastal flooding. Extensive SFHA coverage. |
Source: NerdWallet and LendingTree (2025 NFIP data). Premiums represent averages across representative properties in each county. Individual premiums vary based on specific elevation, flood source distance, construction type, and coverage amount. For detailed BFE and county flood data, see our flood zone elevation guide.
Need an elevation certificate in a specific county? See our county-specific pages for local requirements: Pinellas County elevation certificates, Hillsborough County (Tampa), St. Lucie County, Duval County (Jacksonville), and Miami-Dade County.
When You Need an Elevation Certificate
These are the most common situations where an elevation certificate is required or can save you money.
Buying a home in a flood zone
Lenders require flood insurance for federally backed mortgages in Special Flood Hazard Areas (SFHA). An elevation certificate can reduce your premiums or demonstrate your property is above BFE.
Reducing flood insurance premiums
If your lowest floor is above the Base Flood Elevation, an elevation certificate documents this and your insurer uses it to calculate a lower premium.
New construction in a flood zone
Florida Building Code requires new structures in flood zones to be built above BFE (with freeboard). An elevation certificate is required at construction completion to verify compliance.
Requesting a LOMA from FEMA
If you believe your property was incorrectly mapped in a flood zone, a Letter of Map Amendment (LOMA) request requires an elevation certificate as supporting evidence.
Selling a home in a flood zone
A current elevation certificate is valuable to potential buyers. It demonstrates the flood risk profile and can be transferred to the new owner's insurance policy.
Post-construction compliance
After building or substantially improving a structure in a flood zone, a final elevation certificate is required to document that the finished floor elevation meets or exceeds BFE requirements.
How to Get an Elevation Certificate in Florida
The process typically takes 1-3 weeks from initial contact to receiving the completed certificate. Here are the five steps.
Determine if you need an elevation certificate
Check your FEMA flood zone designation using our flood zone lookup tool. Properties in Special Flood Hazard Areas (zones AE, VE, AH, AO) typically need elevation certificates for flood insurance. Properties in Zone X may benefit from one if they are near an SFHA boundary.
Hire a licensed surveyor
In Florida, the certificate must be prepared by a licensed Professional Surveyor and Mapper (PSM) experienced with FEMA elevation certificates and the NFIP form. Ask about their turnaround time and whether they handle the full process including form completion. See our guide to elevation certificate companies in Florida.
Schedule the field survey
The surveyor visits your property to measure the elevation of the lowest floor, adjacent grade, machinery/equipment, and garage floor relative to NAVD 88 vertical datum. Field work typically takes 1-2 hours for a standard residential property. Clear access to the building perimeter and any enclosed areas under the building.
Receive the completed certificate
The surveyor completes the FEMA elevation certificate form with all measurements, FIRM data, building photographs, and their professional certification. Office processing typically takes 1-3 business days after the field visit. You will receive a signed, certified PDF.
Submit to your insurance provider
Provide the elevation certificate to your flood insurance company or NFIP agent. If your building's lowest floor is above the BFE, you should qualify for reduced premiums. If your elevation shows you may be eligible for a LOMA (Letter of Map Amendment), your surveyor can help prepare that application to remove your property from the flood zone entirely.
Typical cost: $400-$900 for existing residential structures in Florida. New construction certificates are often $300-$500 when done as part of the building process. Commercial buildings and complex structures cost more. See full pricing.
Frequently Asked Questions
What is an elevation certificate and who prepares it?
How much does an elevation certificate cost in Florida?
Can an elevation certificate reduce my flood insurance premium?
What is the difference between a flood zone determination and an elevation certificate?
How do I get a Letter of Map Amendment (LOMA)?
Does FEMA Risk Rating 2.0 change how elevation certificates work?
What is freeboard and how does it relate to my elevation certificate?
My property was recently remapped by FEMA. Do I need a new elevation certificate?
Are elevation certificates required for properties in Zone X?
How long is an elevation certificate good for in Florida?
Related Guides
Boundary Surveys in Florida
Complete guide to property line surveys, process, and requirements.
Construction Surveying in Florida
Every survey needed from pre-construction through CO.
Elevation Certificate vs LOMA
When to get a certificate vs a FEMA Letter of Map Amendment.
Flood Zone Lookup Tool
Look up FEMA flood zones for any Florida county — free, no sign-up.
Reduce Your Flood Insurance Costs
An elevation certificate is your best tool for lowering flood insurance premiums. We prepare and deliver certificates for properties in all 67 Florida counties.