FLOOD - FLOOD RE-DETERMINATION FAQS

At times, the borrower or lender may dispute the flood determination provided. LandSafe Flood offers an excellent re-determination process. LandSafe Flood will gather the appropriate information and documents to recheck and verify the position of the structure in relation to the flood zone, ensuring the most accurate determination was rendered. Upon your request, supporting documentation may be provided to demonstrate where the structure is in relation to the Special Flood Hazard Area on the Flood Insurance Rate Maps.

LandSafe Flood will take every step in processing a disputed flood zone as many times as necessary using the new information submitted for dispute. The following Frequently Asked Questions will explain how to apply for a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR) through the Federal Emergency Management Agency (FEMA). Through this LOMA/LOMR process, FEMA may be able to remove the property from the Special Flood Hazard Area entirely by taking into consideration elements that flood companies cannot consider.

Frequently Asked Questions

Q: What is a Flood Zone or Special Flood Hazard Area (SFHA)?

A: A Special Flood Hazard Area is the darkly shaded area on the National Flood Insurance Program (NFIP) map that identifies an area that has a one-percent or greater chance of being flooded in any given year. A structure located within a special flood hazard area shown on an NFIP map has a 26-percent chance of suffering flood damage during the term of a 30-year mortgage.

Q: What can I do if I disagree with LandSafe Flood that my property is actually in a Special Flood Hazard Area?

A: If a customer disagrees for any reason that their property is in a SFHA, LandSafe Flood will complete a “Re-Determination” that will recheck the original determination based on new information provided by the borrower. This process usually takes 72 hours to complete, however, re-determinations may be expedited when necessary.

Information most useful in the Re-determination includes:
  • First 2 pages of the appraisal
  • Any maps available (i.e. plat maps, subject locator map)
  • Survey, if available
  • Letter of Map Amendment or Letter of Map Revision from FEMA
  • LandSafe Flood Certificate, if available
The above information should be faxed to LandSafe Flood at 1-800-922-9035.

Q: Is there any way my property can be taken out of a flood zone once it has been determined that it is in an SFHA?

A: Yes, FEMA provides an avenue whereby a property owner may dispute their property’s flood status. A property owner may submit property and evaluation materials in support of a request for a Letter of Map Amendment (LOMA) removing the property from the SFHA. This process involves the property owner and FEMA.

Q: What is a Letter of Map Amendment (LOMA)?

A: A LOMA is an official amendment, by letter, to an effective NFIP map. LOMAs were developed by FEMA so that a property owner may submit to materials to support the contention that a property, including its structures, is located above the Base Flood Elevation (BFE). If FEMA concurs with the information provided by the property owner, then FEMA will usually issue a LOMA that removes the property from the SFHA.

Q: What is a Letter of Map Revision (LOMR)?

A: A Letter of Map Revision (LOMR) is an official revision, by letter, to an effective NFIP map. A LOMR can be issued when a property owner or a community makes artificial improvements that would eliminate or mitigate the potential flood hazard for specific properties. These improvements include the addition of fill to raise land above the BFE or channel construction for creeks.

A request for a LOMR must always be made in concurrence and cooperation with the local community. FEMA considers all requests for LOMRs carefully, in part to ensure that changes made in the floodplain do not adversely affect surrounding areas.

Q: If a property is on a hill and well above the base flood elevation, can it still be in a flood zone?

A: A property owner may apply for a LOMA or LOMR by submitting the appropriate documentation to the respective FEMA region. Community officials, such as your city or county engineering department or planning department, can often assist in the application for a LOMA or LOMR from FEMA. A sample Letter of Map Amendment/Revision Application Form can be found at:http://www.fema.gov/mit/tsd/dl_mt-ez. htm.

If you would like assistance in completing a LOMA or LOMR application from a Map Specialist, you may call the FEMA Map Assistance Center toll-free at (877) FEMA MAP (877-336-2627). Agents are available Monday through Friday from 8:00am to 7:30pm Eastern Standard Time.

Q: How do I determine if there is an existing Letter of Map Amendment or Letter of Map Revision for my house or subdivision?

A: You may contact FEMA LOMA/LOMR Assistance (877) 336-2627.

Q: Why does LandSafe say my property is in a flood zone when the Realtor, appraiser, developer, city and county show it is not in a flood zone?

A: County entities and developers know their areas well, and they know when additional flood control work has been completed. However, until this work is filed and approved by FEMA through a Letter of Map Revision (LOMR) or the updating of a map, it will not affect the flood determination. To obtain flood information, most appraisers consult their local flood authority which might clear the lot based on local information. Again, until changes to an area are updated by FEMA, the flood determination results may not change.

Q: We have a flood certificate from another Flood Determination company that shows the property is not in an SFHA? Why are the two flood determinations different?

A: Interpreting the FEMA flood maps is somewhat subjective. The maps are difficult to read and do not include very many street references. Although the basic mapping techniques are the same, there are many different methods of ascertaining a flood determination. Some determination companies utilize a probability factor, others digitize the flood maps and place buffer zones around the flood zone (typically 250-foot buffers are used). There may be differences due to human error or variations in mapping techniques.

Federal Regulations require that third-party determinations be guaranteed. For that reason, LandSafe Flood uses the official FEMA flood maps, plus supplemental materials to make such determinations.

Q: My property is on a hill and could not possibly flood. Why is LandSafe Flood still determining my property to be in an SFHA?

A: In the Mandatory Purchase of Flood Insurance Guidelines, FEMA states the following: "In theory, the area on a map in which a building is located should reflect its susceptibility to flood. Yet, in practice, Flood Hazard Boundary Maps (FHBM) and FIRMs cannot reflect every nuance in the physical geography of an area. Occasionally a flood map will show property as clearly being in an SFHA, even though the building on the property is actually above the Base Flood Elevation (BFE). In practice, the FHBMs and the FIRMs cannot possibly reflect every rise in terrain, and there will be instance of "natural islands" of high ground that are inadvertently included in the SFHAs. Nevertheless, until the map is physically revised, lenders are bound by the information shown on FEMA maps unless a valid Letter of Map Revision (LOMR) or Letter of Map Amendment(LOMA) has been issued by FEMA for the property. Lenders may not close a loan based on third party as a substitute for a LOMR or LOMA."

Q: What does it mean if LandSafe Flood determines that my lot is partially within a SFHA?

A: A partial flood zone is indicated on flood determination as an asterisk next to the zone that begins with either an A or V. This means that part of the parcel of land that the structure sits on is inundated by the SFHA, according to the Flood Insurance Rate Map. However, the house itself may or may not be affected. LandSafe Flood may complete a re-determination if the borrower can provide a survey that pinpoints the boundaries of the structure. If a survey is not available, LandSafe will accept a "Box in Method" of determining the location of the structure. This method is inexpensive and can be completed by the homeowner with a simple measuring device.

Box in method Instructions:

The box in method consists of four measurements as follows:

• First measurement: Measure from the front of the house (the portion that is closest to the street) to the center of the street.
• Second & third measurement: Measure from both sides of the house to the property line. Please note these are to the property lines.
• Final measurement: This is either from the portion of the house closest to the back property line or from the portion of the house used in the first measurement to the portion that is furthest from the street.