Forever FEMA
April 24th, 2012
I have recently been in an email discussion and personally
met with Robert Wiley, the Principal Project Manager on the FEMA study
and his feedback has been outstanding. With his permission, I plan to
use his words and mine combined with his expertise to bring you an
easier understanding about the FEMA flood maps that will go into effect
May 16th. I read for hours upon hours and was still confused so
thankfully he took care of everything for us. And yes, this is very
lengthily but I it put together easily enough in hopes it can be used as
reference.
I want to help homeowners understand all the flood map discussions and how to go about possibly changing your floodplain designation from flood zones "A" or "V" to a non flood zone "X." And if so, you have to apply for a Letter of Map Change (LOMC). Basically the LOMC falls into two categories, a LOMA or a LOMA-F applications.
When the new Flood Insurance Rate Map (FIRM or DFIRM where the D stands for Digital) is released by FEMA, there is always a 6-month “compliance” time to give property owners time to prepare for the impacts. For Collier County there will be many properties now placed in an AH flood zone. This is due to the new DFIRM including an analysis for flooding from heavy rainfall whereas before the flood map only analyzed for coastal storm surge flooding. The DFIRM was finalized on 11-16-11, so adding the 6-month “compliance” time frame means the DFIRM will become effective for flood insurance purposes on 5-16-12.
Now let's find your house. While you are reading this, bring up this site on another tab on your screen; http://www.colliergov.net/Index.aspx?page=2897. This brings you to the FEMA DFIRM Information site through Collier County.
Okay, now on that page, click on "Final DFIRM with the flood zones" link highlighted in blue below the first paragraph. This will bring you to you the 2012 flood map of Collier County. On the upper right side, type in your full address including zip-code. Once the map has zoomed to your address, you will see the flood zones identified by colors. To see what the colors mean, you can click on the “Legend” symbol located on the left side of the screen (the series of vertical black boxes). To minimize the “Legend” simply click on the “<” symbol near the top of the “Legend”. You can use this same procedure to look at the available “Layers” of information available for viewing.
If you want to see an aerial image of your house, click on the “Basemap” button in the overhead header bar (it is the 6th button from the left). This will let you choose from 12 different background maps.
Pretty cool actually.
When viewing the DFIRM, if any portion of the structure is located in a flood zone starting with the letter “A” or “V”, it places the entire structure within that more restrictive flood zone for flood insurance requirement purposes.
What you want to see is a color symbol that represents one of the “X” flood zones (yellow), which means your house is identified as being higher in elevation than the predicted flood elevation and there may not be mandatory flood insurance requirements. That's me thankfully. But remember as stated on the FEMA page, a lender has the legal right to require flood insurance coverage regardless of the structure’s flood zone.
What is the little "flyer" symbol on some houses you ask? That's the elevation certificate that has been prepared by a licensed Florida surveyor for the owner. It shows critical elevation points in and around a structure. The owner will use this elevation certificate to purchase flood insurance or be able to use it for submitting for a Letter of Map Change (LOMC). Try clicking on it and see your certificate.
If using it to apply for the LOMC, the currant elevation certificate must show that the elevation of the lowest living area floor. Section C, Line C2(a) [Top of Bottom Floor (including basement, crawlspace, or enclosure floor)]and the lowest ground elevation immediately adjacent to the structure. Section C, Line C2(f) [Lowest adjacent (finished) grade next to building (LAG)] are both equal to or higher than the flood water elevation. The flood zone is shown in Section B, Box B8 and the base flood elevation is shown in Section B, Box B9.
All licensed Florida surveyors can prepare an elevation certificate, but not all of them may be willing to prepare the LOMA or LOMR-F application for the owner. Most of these elevation certificates were given to the County when the structure was built and have been on file from the years 2000 or later.
However, if owners are now obtaining elevation certificates in order to prepare for the new flood map, the county would like to receive a copy so they can scan them and include them in the DFIRM Viewer database. The elevation certificates would be sent to the Collier County Building Department at 2800 N. Horseshoe Drive, Naples, FL 34104.
Now that you know where you are as far as the flood map goes, you are either in a state of relief right now or not too happy. If your found your property in a flood zone that starts with the letter “A” or “V”, but you as the owner are able to provide an elevation certificate that shows otherwise, then great, but you will still need to apply for the LOMC. And yes, a surveyor can use the old elevation certificate against the new maps without physically coming to the property as long as you have not made any additions to the outside of the house. The old elevation certificate will still be valid, provided that it was correctly completed, signed, sealed, and dated by a Florida licensed surveyor. But if no elevation certificate has been done, then this is where hiring a Florida licensed surveyor to handle getting you your elevation certificate completed will be necessary.
Continue this read if you know you will need to file for a LOMC(Letter of Map Change).
I met with Robert about this and he made it as simple as pie for me to understand but even after understanding, we both agree, it's best most residents should hire a licensed surveyor to file the paperwork. You really do not want to waste your breath too much when you can get a surveyor to come out to your house or as a neighborhood for a decent price. On the same Collier site, there are companies that are charging not only for elevation certificates but also the FEMA application too. If you come together as a subdivision, community or street, you can get great discounts. For about $200 for both the elevation certificate and FEMA application. Benchmark Land quoted me that discounted prices and below is their information. They seemed very helpful and quite organized.
Benchmark Land Services, Inc. contactbls@benchmarklandservices.com or by phone: 239-591-0778.
Now, if you say, "Forget all of that and want to do the FEMA application myself!", then here we go onto Firmettes.
What's a FIRMette you ask? Well, its a map of the area of of where your house is along with a panel of all the information about that area. The FEMA application, this FIRMette, and the elevation certificate all need to be put together and sent into FEMA. And that address to send it to is:
Ms. Susan Gray
Michael Baker Jr., Inc.
3601 Eisenhower Ave.
Alexandria, VA 22304
Here are a couple of steps to get you the FIRMette.
Step 1:
Go to this site again, http://www.colliergov.net/Index.aspx?page=2897. Then scroll down to where it reads FEMA MT-1, which is http://www.colliergov.net/Modules /ShowDocument.aspx?documentid=41755 . This is the FEMA application you need to fill out that will go out with your elevation certificate from your surveyor along with the FIRMette. Now print it out. Please note: single and multiple lot(s)/structure(s), LOMAs are fee exempt. Pay nothing!
Step 2:
Have you finished printing out the application? Great, now click this site.
https://msc.fema.gov/webapp/wcs/stores/servlet/CategoryDisplay?catalogId=10001&storeId=10001&categoryId=12001&langId=-1&userType=G&type=1&dfirmCatId=12009&future=false
This is where you will need plenty of patience. As you see on this link it reads, "Current FEMA Issued Flood Maps." On the upper left corner, click on the Product Catalog and click Future FIRMS. Now select Florida, Collier County, and Collier Co*. Now select number four. Then you are going to want to look at the left side column where it reads Item ID.
Really, the only way to find your house ID after clicking on number four is to know what area to look for. If and when you have the elevation certificate on hand, it shows that Item ID in box B4. Like mine reads as map and panel number 120067 0250.
So when I go to look after clicking number four, I look on to the left column and search for the number 0250 at the end. This is where it get's complicated. I searched for my house to do a pretend FIRMette and there is not an Item ID that ends with a 0250. So I played around close to that number and the panel 0240H was the correct panel for my area where I live. Page 5 if you want to know. Once you find it, click on the green "View" button.
Now whether that ID needs to be changed on my elevation certificate is questionable. Will get back to you on that one.
Email back from Robert about last statement: When the new DFIRM becomes effective on 5-16-12 (for flood insurance purposes) the map panel number will change to 0240H. At that time the flood zone will change to “X” for your house. If you had a surveyor prepare an elevation certificate after 5-16-12 you would see the new flood zone and map panel number change to match what you are viewing on the County’s on-line DFIRM Viewer.
Now you found the right panel or ID, click on "Make a FIRMette." Once you find the area in which you live, drag that pink box from the upper left corner over to where your home is located. Now zoom in at around 15% to scale. ( You may have to play around with this a little). Next, click on the red Adobe PDF button to save. The next window should show the map of the pink area you chose and the information panel shown on the right. On the upper left corner, click "Save your FIRMette." Once it downloads, make sure you open that download to save in correct file. Once you do print it out to be sent, make sure you circle the location of your home. Does not have to be exact because in my opinion, the maps are a bit hard to read.
That's it!
Now you make the choice, do you get someone else to do it or are you going to do it yourself. Lot's to think about!
The Letter of Map Change (LOMC) applications can be submitted at any time the owner desires. The advantage of getting them submitted and approved by 5-16-12 is that it removes the mandatory flood insurance purchase requirement if there are federal dollars associated with the structure (e.g. a federally backed mortgage). For a property that is currently (old FEMA map) in a flood zone “X” that will be changing to one of the “A” or “V” flood zone designations, the fast LOMA approval would prevent the structure from being placed within that “A” or “V” flood zone designation. If an owner chooses to purchase flood insurance now and later apply for LOMC, that is entirely their choice.
Lastly, if you are curious to what all those letters mean:
A – This term is often called the Approximate A flood zone and tells us that the area is within the regulatory floodplain but has no flood elevation identified.
Technically, FEMA says that Zone A is the flood insurance rate zone used for 1-percent-annual-chance (base flood) floodplains that are determined for the Flood Insurance Study (FIS) by approximate methods of analysis. Because detailed hydraulic analyses are not performed for such areas, no Base Flood Elevations (BFEs) or depths are shown in this zone. Mandatory flood insurance purchase requirements apply.
AE – This term tells us that the area is within the regulatory floodplain and has flood water elevations identified.
Technically, FEMA says that Zones AE is the flood insurance rate zone used for the 1-percent-annual-chance floodplains that are determined for the FIS by detailed methods of analysis. In most instances, BFEs derived from the detailed hydraulic analyses are shown at selected intervals in this zone. Mandatory flood insurance purchase requirements apply. AE zones are also coastal areas of inundation by the 1-percent-annual-chance flood, including areas with the 2-percent wave run-up, elevation less than 3.0 feet above the ground, and areas with wave heights less than 3.0 feet. These areas are subdivided into elevation zones with BFEs assigned. The AE zone will generally extend inland to the limit of the 1-percent-annual-chance Stillwater Flood Level (SWEL).
AH – This term tells us that the area is within the regulatory floodplain, is shallow, and has flood water elevations identified. This is a new flood zone designation for Collier County caused by the required analysis for rainfall-induced flooding, and not just coastal surge flooding.
Technically, FEMA says that Zone AH is the flood insurance rate zone used for areas of 1-percent-annual-chance shallow flooding from rainfall with a constant water-surface elevation (usually areas of ponding) where average depths are less than 3 feet. BFEs derived from detailed hydraulic analyses are shown at selected intervals within this zone. Mandatory flood insurance purchase requirements apply.
D – This flood zone designation is being eliminated from the Collier County flood map now that the detailed studies have been completed.
Technically, FEMA says that the Zone D designation is used for areas where there are possible but undetermined flood hazards. In areas designated as Zone D, no analysis of flood hazards has been conducted. Flood insurance is optional and available, and the flood insurance rates for properties in Zone D are commensurate with the uncertainty of the flood risk.
VE – This term tells us that the area is within the regulatory floodplain, there is a velocity risk from high waves, and has flood water elevations identified.
Technically, FEMA says that VE zones are coastal high hazard areas where wave action and/or high-velocity water can cause structural damage during the base flood. They are subdivided into elevation zones with BFEs assigned.
X (shaded) – This term tells us, that being an “X” zone, it is outside the area of the regulatory floodplain.
Technically, FEMA says that Zones X (shaded) are areas of 0.2-percent-annual-chance (a.k.a. 500-year flood) floodplain, areas of 1-percent-annual-chance (base flood) sheet flow flooding with average depths of less than 1 foot, areas of base flood stream flooding with a contributing drainage area of less than 1 square mile, or areas protected from the base flood by levees. No BFEs or depths are shown in this zone, and insurance purchase is not required.
X (unshaded) (or X500) – This term also tells us it is outside the area of the regulatory floodplain.
Technically, FEMA says Zones X (unshaded) are flood insurance rate zones used for areas outside the 0.2-percent-annual-chance (a.k.a. 500-year flood) floodplain. No BFEs or depths are shown in this zone, and insurance purchase is not required.
Best of luck! Email me any questions and I will try my best to answer.
I want to help homeowners understand all the flood map discussions and how to go about possibly changing your floodplain designation from flood zones "A" or "V" to a non flood zone "X." And if so, you have to apply for a Letter of Map Change (LOMC). Basically the LOMC falls into two categories, a LOMA or a LOMA-F applications.
When the new Flood Insurance Rate Map (FIRM or DFIRM where the D stands for Digital) is released by FEMA, there is always a 6-month “compliance” time to give property owners time to prepare for the impacts. For Collier County there will be many properties now placed in an AH flood zone. This is due to the new DFIRM including an analysis for flooding from heavy rainfall whereas before the flood map only analyzed for coastal storm surge flooding. The DFIRM was finalized on 11-16-11, so adding the 6-month “compliance” time frame means the DFIRM will become effective for flood insurance purposes on 5-16-12.
Now let's find your house. While you are reading this, bring up this site on another tab on your screen; http://www.colliergov.net/Index.aspx?page=2897. This brings you to the FEMA DFIRM Information site through Collier County.
Okay, now on that page, click on "Final DFIRM with the flood zones" link highlighted in blue below the first paragraph. This will bring you to you the 2012 flood map of Collier County. On the upper right side, type in your full address including zip-code. Once the map has zoomed to your address, you will see the flood zones identified by colors. To see what the colors mean, you can click on the “Legend” symbol located on the left side of the screen (the series of vertical black boxes). To minimize the “Legend” simply click on the “<” symbol near the top of the “Legend”. You can use this same procedure to look at the available “Layers” of information available for viewing.
If you want to see an aerial image of your house, click on the “Basemap” button in the overhead header bar (it is the 6th button from the left). This will let you choose from 12 different background maps.
Pretty cool actually.
When viewing the DFIRM, if any portion of the structure is located in a flood zone starting with the letter “A” or “V”, it places the entire structure within that more restrictive flood zone for flood insurance requirement purposes.
What you want to see is a color symbol that represents one of the “X” flood zones (yellow), which means your house is identified as being higher in elevation than the predicted flood elevation and there may not be mandatory flood insurance requirements. That's me thankfully. But remember as stated on the FEMA page, a lender has the legal right to require flood insurance coverage regardless of the structure’s flood zone.
What is the little "flyer" symbol on some houses you ask? That's the elevation certificate that has been prepared by a licensed Florida surveyor for the owner. It shows critical elevation points in and around a structure. The owner will use this elevation certificate to purchase flood insurance or be able to use it for submitting for a Letter of Map Change (LOMC). Try clicking on it and see your certificate.
If using it to apply for the LOMC, the currant elevation certificate must show that the elevation of the lowest living area floor. Section C, Line C2(a) [Top of Bottom Floor (including basement, crawlspace, or enclosure floor)]and the lowest ground elevation immediately adjacent to the structure. Section C, Line C2(f) [Lowest adjacent (finished) grade next to building (LAG)] are both equal to or higher than the flood water elevation. The flood zone is shown in Section B, Box B8 and the base flood elevation is shown in Section B, Box B9.
All licensed Florida surveyors can prepare an elevation certificate, but not all of them may be willing to prepare the LOMA or LOMR-F application for the owner. Most of these elevation certificates were given to the County when the structure was built and have been on file from the years 2000 or later.
However, if owners are now obtaining elevation certificates in order to prepare for the new flood map, the county would like to receive a copy so they can scan them and include them in the DFIRM Viewer database. The elevation certificates would be sent to the Collier County Building Department at 2800 N. Horseshoe Drive, Naples, FL 34104.
Now that you know where you are as far as the flood map goes, you are either in a state of relief right now or not too happy. If your found your property in a flood zone that starts with the letter “A” or “V”, but you as the owner are able to provide an elevation certificate that shows otherwise, then great, but you will still need to apply for the LOMC. And yes, a surveyor can use the old elevation certificate against the new maps without physically coming to the property as long as you have not made any additions to the outside of the house. The old elevation certificate will still be valid, provided that it was correctly completed, signed, sealed, and dated by a Florida licensed surveyor. But if no elevation certificate has been done, then this is where hiring a Florida licensed surveyor to handle getting you your elevation certificate completed will be necessary.
Continue this read if you know you will need to file for a LOMC(Letter of Map Change).
I met with Robert about this and he made it as simple as pie for me to understand but even after understanding, we both agree, it's best most residents should hire a licensed surveyor to file the paperwork. You really do not want to waste your breath too much when you can get a surveyor to come out to your house or as a neighborhood for a decent price. On the same Collier site, there are companies that are charging not only for elevation certificates but also the FEMA application too. If you come together as a subdivision, community or street, you can get great discounts. For about $200 for both the elevation certificate and FEMA application. Benchmark Land quoted me that discounted prices and below is their information. They seemed very helpful and quite organized.
Benchmark Land Services, Inc. contactbls@benchmarklandservices.com or by phone: 239-591-0778.
Now, if you say, "Forget all of that and want to do the FEMA application myself!", then here we go onto Firmettes.
What's a FIRMette you ask? Well, its a map of the area of of where your house is along with a panel of all the information about that area. The FEMA application, this FIRMette, and the elevation certificate all need to be put together and sent into FEMA. And that address to send it to is:
Ms. Susan Gray
Michael Baker Jr., Inc.
3601 Eisenhower Ave.
Alexandria, VA 22304
Here are a couple of steps to get you the FIRMette.
Step 1:
Go to this site again, http://www.colliergov.net/Index.aspx?page=2897. Then scroll down to where it reads FEMA MT-1, which is http://www.colliergov.net/Modules /ShowDocument.aspx?documentid=41755 . This is the FEMA application you need to fill out that will go out with your elevation certificate from your surveyor along with the FIRMette. Now print it out. Please note: single and multiple lot(s)/structure(s), LOMAs are fee exempt. Pay nothing!
Step 2:
Have you finished printing out the application? Great, now click this site.
https://msc.fema.gov/webapp/wcs/stores/servlet/CategoryDisplay?catalogId=10001&storeId=10001&categoryId=12001&langId=-1&userType=G&type=1&dfirmCatId=12009&future=false
This is where you will need plenty of patience. As you see on this link it reads, "Current FEMA Issued Flood Maps." On the upper left corner, click on the Product Catalog and click Future FIRMS. Now select Florida, Collier County, and Collier Co*. Now select number four. Then you are going to want to look at the left side column where it reads Item ID.
Really, the only way to find your house ID after clicking on number four is to know what area to look for. If and when you have the elevation certificate on hand, it shows that Item ID in box B4. Like mine reads as map and panel number 120067 0250.
So when I go to look after clicking number four, I look on to the left column and search for the number 0250 at the end. This is where it get's complicated. I searched for my house to do a pretend FIRMette and there is not an Item ID that ends with a 0250. So I played around close to that number and the panel 0240H was the correct panel for my area where I live. Page 5 if you want to know. Once you find it, click on the green "View" button.
Now whether that ID needs to be changed on my elevation certificate is questionable. Will get back to you on that one.
Email back from Robert about last statement: When the new DFIRM becomes effective on 5-16-12 (for flood insurance purposes) the map panel number will change to 0240H. At that time the flood zone will change to “X” for your house. If you had a surveyor prepare an elevation certificate after 5-16-12 you would see the new flood zone and map panel number change to match what you are viewing on the County’s on-line DFIRM Viewer.
Now you found the right panel or ID, click on "Make a FIRMette." Once you find the area in which you live, drag that pink box from the upper left corner over to where your home is located. Now zoom in at around 15% to scale. ( You may have to play around with this a little). Next, click on the red Adobe PDF button to save. The next window should show the map of the pink area you chose and the information panel shown on the right. On the upper left corner, click "Save your FIRMette." Once it downloads, make sure you open that download to save in correct file. Once you do print it out to be sent, make sure you circle the location of your home. Does not have to be exact because in my opinion, the maps are a bit hard to read.
That's it!
Now you make the choice, do you get someone else to do it or are you going to do it yourself. Lot's to think about!
The Letter of Map Change (LOMC) applications can be submitted at any time the owner desires. The advantage of getting them submitted and approved by 5-16-12 is that it removes the mandatory flood insurance purchase requirement if there are federal dollars associated with the structure (e.g. a federally backed mortgage). For a property that is currently (old FEMA map) in a flood zone “X” that will be changing to one of the “A” or “V” flood zone designations, the fast LOMA approval would prevent the structure from being placed within that “A” or “V” flood zone designation. If an owner chooses to purchase flood insurance now and later apply for LOMC, that is entirely their choice.
Lastly, if you are curious to what all those letters mean:
A – This term is often called the Approximate A flood zone and tells us that the area is within the regulatory floodplain but has no flood elevation identified.
Technically, FEMA says that Zone A is the flood insurance rate zone used for 1-percent-annual-chance (base flood) floodplains that are determined for the Flood Insurance Study (FIS) by approximate methods of analysis. Because detailed hydraulic analyses are not performed for such areas, no Base Flood Elevations (BFEs) or depths are shown in this zone. Mandatory flood insurance purchase requirements apply.
AE – This term tells us that the area is within the regulatory floodplain and has flood water elevations identified.
Technically, FEMA says that Zones AE is the flood insurance rate zone used for the 1-percent-annual-chance floodplains that are determined for the FIS by detailed methods of analysis. In most instances, BFEs derived from the detailed hydraulic analyses are shown at selected intervals in this zone. Mandatory flood insurance purchase requirements apply. AE zones are also coastal areas of inundation by the 1-percent-annual-chance flood, including areas with the 2-percent wave run-up, elevation less than 3.0 feet above the ground, and areas with wave heights less than 3.0 feet. These areas are subdivided into elevation zones with BFEs assigned. The AE zone will generally extend inland to the limit of the 1-percent-annual-chance Stillwater Flood Level (SWEL).
AH – This term tells us that the area is within the regulatory floodplain, is shallow, and has flood water elevations identified. This is a new flood zone designation for Collier County caused by the required analysis for rainfall-induced flooding, and not just coastal surge flooding.
Technically, FEMA says that Zone AH is the flood insurance rate zone used for areas of 1-percent-annual-chance shallow flooding from rainfall with a constant water-surface elevation (usually areas of ponding) where average depths are less than 3 feet. BFEs derived from detailed hydraulic analyses are shown at selected intervals within this zone. Mandatory flood insurance purchase requirements apply.
D – This flood zone designation is being eliminated from the Collier County flood map now that the detailed studies have been completed.
Technically, FEMA says that the Zone D designation is used for areas where there are possible but undetermined flood hazards. In areas designated as Zone D, no analysis of flood hazards has been conducted. Flood insurance is optional and available, and the flood insurance rates for properties in Zone D are commensurate with the uncertainty of the flood risk.
VE – This term tells us that the area is within the regulatory floodplain, there is a velocity risk from high waves, and has flood water elevations identified.
Technically, FEMA says that VE zones are coastal high hazard areas where wave action and/or high-velocity water can cause structural damage during the base flood. They are subdivided into elevation zones with BFEs assigned.
X (shaded) – This term tells us, that being an “X” zone, it is outside the area of the regulatory floodplain.
Technically, FEMA says that Zones X (shaded) are areas of 0.2-percent-annual-chance (a.k.a. 500-year flood) floodplain, areas of 1-percent-annual-chance (base flood) sheet flow flooding with average depths of less than 1 foot, areas of base flood stream flooding with a contributing drainage area of less than 1 square mile, or areas protected from the base flood by levees. No BFEs or depths are shown in this zone, and insurance purchase is not required.
X (unshaded) (or X500) – This term also tells us it is outside the area of the regulatory floodplain.
Technically, FEMA says Zones X (unshaded) are flood insurance rate zones used for areas outside the 0.2-percent-annual-chance (a.k.a. 500-year flood) floodplain. No BFEs or depths are shown in this zone, and insurance purchase is not required.
Best of luck! Email me any questions and I will try my best to answer.
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