FEMA/LOMA FAQ

Why am I being required to buy Flood Insurance?

Almost all lending banks are federally backed by the government. The federal government requires that these lenders have all of their clients that have loans on properties in the FEMA mapped floodplains purchase flood insurance. There are a number of ways to avoid flood insurance:

1. Own the property free and clear of loans and lines of credit.

2. Obtain a private loan.

3. Prove that you are higher than the FEMA determined Base Flood Elevation.

Exxel Engineering is able to work with you to either prove that you are above the Base Flood Elevation or prepare an Elevation Certificate if you are below the Base Flood Elevation. Only those above the Base Flood Elevation are able to avoid the insurance. If you are below the Base Flood Elevation, then you will still need the insurance, but the Elevation Certificate will allow you to have the proper rate for the insurance. Most of the time, this means your insurance rate will be lower if you have the Elevation Certificate completed.

What is the likelihood that the FEMA maps are incorrect?

Exxel Engineering has filed more than 300 corrections to remove structures from the FEMA maps since 2009. Most of the time we file a Letter of Map Amendment (LOMA). This is a process that FEMA put together to correct maps. Exxel Engineering is also able to file Letter of Map Revisions (LOMR). This is the process of changing FEMA floodplains. FEMA maps are more accurate than they have been in the past, but the reality is that assumptions are made when modeling floodplains. Usually, the inaccuracy occurs because survey work on the ground was not completed for every home and structure. FEMA grades floodplains to the nearest 0.1’ which is about a 1-¼”. Without the survey work, the FEMA map may be a foot or more inaccurate.

Note that sometimes the inaccuracy is the opposite. Some structures that are shown above the Base Flood Elevation are surveyed and determined that they are below the Base Flood Elevation.

Should I want to have flood insurance?

Exxel Engineering is not in the business of recommending what should be insured or what should not be insured. We are the umpires calling balls and strikes, if your structure is in or out of the floodplain. Flood insurance can be expensive. Some might prefer to insure themselves. There is always a risk of a flood even beyond the Base Flood that FEMA uses as the line for insurance. One thing is sure, the higher you are, the less chance that your home will flood. Height is the best insurance out there.

What Will This Cost?

Each property is individually analyzed because the time it takes to process a LOMA is not the same for all situations or properties. An estimate is able to be provided after the specific site is reviewed. Exxel invoices the work at our hourly rates. Exxel has done this process many times and we make it a goal to minimize our time to complete the work. Exxel understands that usually this is not an expected cost. Generally the cost of processing a LOMA is less than a year of flood insurance.

Who should I contact?

Robb Lamer, PE
(616) 531-3660 Ext. 114
rlamer@exxelengineering.com

Cameron Lear, PS
(616) 531-3660 Ext. 157
clear@exxelengineering.com

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