“Base Flood Elevation – Zone A” Step 1: Gather Data
The case in point is to determine the base flood elevation (BFE) for a particular structure in an effort to make sure that the requirement for flood insurance is valid.
The first step is to review a few sources of information to find out if the BFE has been established for neighbors affected by the same flood source. Chances are fairly good that someone nearby has gone through the process prior to the current inquiry. If that information is not too far away from the structure, it will go a long way toward proving the calculations.
BMJ has been helping folks with Zone A issues for a long time. Because of this, we have a considerable amount of information within St. Clair County and surrounding areas and we can quickly access this information. It is not uncommon for BMJ to have a BFE determination for the next-door neighbor, or we have data both upstream and downstream of the subject and can calculate a reasonable approximation for the BFE at the subject property.
There are circumstances where our own files will not be enough. In these situations, the next most economical step is to request the MDEQ to make a conservative estimate of the BFE using whatever data they have in their possession. There is an online form to fill out and they request supporting documentation such as, tax maps, construction plans, boundary surveys, etc. It is important to stay on the radar of the handler who gets assigned to the request. The MDEQ is a large entity and they are in charge of a lot of different things. It could take 60-90 days to hear back from them with their answer.
One of the common complaints that I hear about this system is that it takes too long. Potential homebuyers may have to pay the flood insurance for one year in advance and then pay the monthly premium for three months while we wait for the MDEQ to render their opinion. Unfortunately, there isn’t a better solution that is as cost effective. The MDEQ are required to make their decision within 90 days. The field and office work to prepare the Elevation Certificate will take a week at most. Then the FEMA will issue a LOMA within 60 days of the paper or online application. The bottom line is that the whole process takes less than a year so any monthly premiums paid for unduly protecting your new home will be eligible for reimbursement if the determination is made that flood insurance is not required. Assuming that you don’t delay.
The next installment will discuss the MDEQ BFE estimate and that all is not lost if the results indicate flood insurance is still required.
