A Continuing Education Correspondence Course for Land Surveyors, Engineers, and Floodplain Managers

Transcription

1 By: David Melvin, PLS, CFM Land Pro Seminars A Continuing Education Correspondence Course for Land Surveyors, Engineers, and Floodplain Managers (Examination materials, questions, and answer sheet are located in the back of the booklet.)

2 By David A. Melvin, PLS, CFM Published By: David Melvin d/b/a/ Land Pro Seminars P.O. Box 397 Fruitland Park, FL All rights reserved. No part of this book may be reproduced in any form or by any means without permission from the author, except for brief quotations in review. Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars

3 Author David Melvin, PLS, CFM David is a Professional Land Surveyor with professional registration in Florida, Alabama, and South Carolina. He is owner of Land Pro Seminars and is also a consultant specializing in land boundary problems, floodplain issues, wetland mapping, and land surveying regulations. Professional Land Surveyor, FL, AL, SC Certified Floodplain Manager Land Surveying Degree U. of Florida 1981, BLS Over 25 years experience

4 Section Introduction 1-4 Purpose of the Elevation Certificate 5-10 Page(s) Instructions for Completing the Elevation Certificate Section A - Property Information Items A1- A4 (Name, Address, Description, Use) 15 Item A5 (Latitude & Longitude) 17 Item A6 (Photographs) 18 Item A7 (Building Diagram Selection) 20 Item A8 (Crawlspace or Enclosure Information) 46 Item A9 (Attached Garage Information) 46 Section B Flood Insurance Rate Map (FIRM) Information Item B1 (Community Name & Number) 56 Item B2 (County Name) 56 Item B3 (State) 57 Item B4-B5 (Map/Panel Number and Suffix) 57 Item B6 (FIRM Index Date) 60 Item B7 (FIRM Panel Effective/Revised Date) 60 Item B8 (Flood Zone) 60 Item B9 (Base Flood Elevation) 63 Item B10 (Source of BFE) 72 Item B11 (FIRM Elevation Datum) 73 Item B12 (CBRS Area or OPA) 73 Section C - Building Elevation Information Item C1 (Building elevations are based on) 77 Item C2 (Elevations) 78 Items C2.a-d (Building Elevations) 79 Item C2.e (Lowest Equipment / Machinery) 80 Item s C2.f- h (Adjacent Grade) 82 Item C2.a-g (Examples of Items C2a-g) 83 Section D (Surveyor, Engineer, or Architect Certification) 84 Section E (Building Elevation Information, Zones A or AO) Section F ( Property Owner Certification) Section G (Community Information) Items G1-G End Notes 93 Appendix Elevation Certificate - FEMA Form (with FEMA instructions)

5 INTRODUCTION Preparing FEMA Elevation Certificates is designed primarily for the continuing education and professional development needs of land surveyors. Say what you may about elevation certificates, I think we can all agree the task of preparing them correctly is confusing and difficult. Elevation certificate courses I have taken left much to be desired. I usually finished the course more confused than when I started. I believe you will find this book different than other information you may have seen on this subject. My approach to elevation certificate preparation is to take the position that the elevation certificate form is flawed but useable for the purposes intended. This book focuses on how to overcome the problems the form presents. Land surveyors historically and customarily have been the professionals that complete the FEMA Elevation Certificate. My remarks and comments are typically directed toward professional land surveyors, but other professionals that might benefit from this book include: 1. Engineers and architects designing buildings and other facilities, 2. Building officials checking for floodplain ordinance compliance for building construction, 3. Floodplain managers and land planners involved in community growth management, 4. Insurance agents using elevation certificate information to determine the cost of a National Flood Insurance Program flood insurance policy for a building. Users of elevation certificates can expect this book to provide insight into how land surveyors prepare the elevation certificate form. This understanding will allow them to use the elevation certificate information better by increasing their effectiveness and potentially reducing professional liability caused by misinterpretations. Preparers of the elevation certificate form are subject to professional liability. There is much potential harm possible for those who use and rely on incorrectly or sloppily prepared elevation certificate forms. This means the form s preparer has significant responsibility to the user and to those who rely on it. It is of the utmost importance that information on the elevation certificate be correct and understandable. Could elevation certificate inadequacies have contributed to the losses these property owners experienced? Coastal Flood Damage in Florida Due To Storm Surge Did these property owners rely on insufficient or incorrect elevation certificates? 1 Flood Damage in Vermont

6 Completing a FEMA Elevation Certificate is not rocket science but it is certainly not a simple endeavor. The form is confusing to everyone including surveyors, the primary preparer of the form. The form has many ambiguous aspects. In my opinion the confusion and ambiguousness is caused by: 1. FEMA instructions provided with the elevation certificate form 2. interpretation issues involved with the National Flood Insurance Program s regulations and guidance as published by FEMA 3. general lack of elevation certificate knowledge by those who use and prepare the elevation certificate form Because of these things the elevation certificate requires a great deal of attention to notes and comments of explanation regarding information provided, site conditions, and measurements made. You must go beyond simply answering the questions in the space provided on the form. The space provided on the form is not enough to say what needs to be said to protect your client s interest and your interest. This book will discuss when and how the preparer should go further with notes and additional information. FEMA Elevation Certificate Instructions In the currently effective elevation certificate form there are nine pages of instructions prepared by FEMA. In some instances the instructions are satisfactory, in some instances they are vague and ambiguous, and in some instances there are no instructions where instructions are needed. In this book I plan to address all of these instances as we systematically progress through the form. If the instructions are adequate I will say so. If the instructions are vague and ambiguous I will provide clarity based on my research and experience. If FEMA guidance is lacking I will provide suggestions on what should be done. General Lack of Knowledge Regarding the Elevation Certificate As I speak to people, such as surveyors, building officials, and insurance agents about issues involved with the elevation certificate, I am amazed that many do not even understand the most basic elevation certificate elements. Many people that work with elevation certificates daily have never read the FEMA instruction package that comes with the elevation certificate form. I suppose that many have the attitude that it is not important. This attitude may be changing. I have noticed an increase in the number of people calling me for information about elevation certificates. Quite a number of those calling are involved in litigation caused by elevation certificate problems. I believe more people are seeing the importance of elevation certificate knowledge. Hopefully this book will help more people learn about important elevation certificate issues. Instructional Method The basis of my instructional method is the FEMA Elevation Certificate Instructions, as published with the Elevation Certificate. Every part of the FEMA Elevation Certificate package is examined by this book: the introduction to the package referred to as Purpose of the Elevation Certificate, the elevation certificate form, the preamble to the instructions, instructions specific to each item in the form, building diagrams, and the footnotes for the building diagrams. The verbatim text of the package is marked by a FEMA icon and is written 2

7 in bold italic print. Typically each issue or item is discussed in the order they appear in the package. I have inserted my comments among those published instructions. My comments are written in normal print and are slightly larger than the verbatim text of the FEMA Elevation Certificate Instructional Package. My comments are based on extensive research of NFIP regulations and other FEMA publications related to elevation certificate matters. My comments are not intended to replace FEMA guidance addressing the preparation of the elevation certificate form. They are intended to supplement, clarify, and expand the FEMA guidance. Even more importantly, my intention is to support my comments with published FEMA sources when possible. When this is not possible, I support my comments through my file of written communications with FEMA on certain matters. When obtaining information from unpublished sources regarding these issues I am careful to examine the authority from which it comes. There are elevation certificates issues that can not be supported by written FEMA sources. When this is the case I will support my ideas with logic and rational thought. FEMA Publication Useful in Understanding the Preparation of Elevation Certificates Information used to support my comments is taken mostly from the published FEMA sources listed below. These publications are available on the internet. I suggest going to FEMA s main website to find them. The address is Use appropriate keywords in the website s built-in search engine to find the information. 1. FEMA Elevation Certificate Package and Instructions: (FEMA Form , July 2012) OMB No (The Form and Package can be found in the back of this book) While reading this book, have a copy of the FEMA Elevation Certificate package and instruction, referenced above, available for easy referral. It is helpful to be able to make a solid connection between information found in FEMA s publication and the information in this book. 2. National Flood Insurance Program (NFIP) Flood Insurance Manual : This FEMA publication is intended to provide rules for use in the sell and purchase of NFIP Flood Insurance. The manual is used primarily by insurance agents. (The Flood Insurance Manual is typically published twice a year. This book relies principally on the most recent publication of the manual in January 2012, but earlier publications of the manual are used also.) 3. NFIP Laws and Regulations: Regulations regarding the NFIP are found in Title 44, Code of Federal Regulation and laws regarding the NFIP are in Title 42, U.S. Code. 4. FEMA Technical Bulletins: The Technical Bulletins give guidance concerning building standards of the NFIP, contained in Title 44 of the U.S. Code of Federal Regulations. The bulletins are intended 3

8 for use primarily by state and local officials responsible for interpreting and enforcing NFIP regulations and by builders. Additional bulletins and updates to existing bulletins are provided as needed. There are currently eleven technical bulletins published by FEMA on a range of subjects. 5. National Flood Insurance Program Community Rating System (CRS) Coordinator s Manual: Coordinator s Manual FIA-15 (2007 version and 2013 version) The CRS Coordinator s Manual provides rules and procedures for the CRS program. The program provides flood insurance discounts to certain participating communities. Thank you for selecting my book, Preparing FEMA Elevation Certificates for Land Surveyors. Please direct questions or comments regarding the book to me by phone at (Toll-Free) or by at dmelvin@landproseminars.com. David Melvin, PLS, CFM d/b/a/ Land Pro Seminars Land Surveyors Play an Important Role in the National Flood Insurance Program 4

9 Pages 5 through 16 are not included in this preview. Thank you for Previewing Preparing FEMA Elevation Certificates By: David Melvin, PLS, CFM Land Pro Seminars Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars

10 Figure No. 3: Example Attachment to Identify Building Subject Building N I suggest the owner should participate in the preparation of the elevation certificate with regard to Items A1-A4. Be sure to complete Section F of the elevation certificate if the owner provides information in identifying the building and its use. I feel this is highly appropriate, but is often overlooked. Item A5. Provide latitude and longitude coordinates for the center of the front of the building. Use either decimal degrees (e.g., , ) or degrees, minutes, seconds (e.g., , ) format. If decimal degrees are used, provide coordinates to at least 4 decimal places or better. When using degrees, minutes, seconds, provide seconds to at least 1 decimal place or better. The latitude and longitude coordinates must be accurate within 66 feet. When the latitude and longitude are provided by a surveyor, check the Yes box in Section D and indicate the method used to determine the latitude and longitude in the Comments area of Section D. If the Elevation Certificate is being certified by other than a licensed surveyor, engineer, or architect, this information is not required. Provide the type of datum used to obtain the latitude and longitude. FEMA prefers the use of NAD Source: FEMA Instructions There are many that will say that entree of geographic coordinates in Item A5 is required when a surveyor makes a certification in Section D of the elevation certificate. This gets back to the problems discussed earlier about the certification of information in Sections A and B. All of the Items in Section A are optional for the surveyor and that includes Item A5. Therefore I can not agree that entree of Latitude and longitude is always required when a surveyor is certifying only Section C information. According to the NFIP/CRS GIG List, latitude and longitude information is not reviewed in the CRS audit. Therefore, the omission of geographic coordinates in Item A5 is not considered an error for purposes of the CRS audit. In order to avoid problems always consider the end users of the EC. Do they need or require geographic coordinates? If so let your client know this service will be included in your scope of services. 17

11 Based on the FEMA accuracy requirement of 66 feet there are several methods available to obtain the latitude and longitude. The follow methods can meet or exceed the required accuracy (methods shown in order of accuracy, number 1 being the least accurate and number 4 being the most accurate): 1. Interpolate from a USGS Quadrangle Map, 7.5 minute series (66 feet) 2. Measure from a geo-referenced digital ortho-image (40-50 feet) 3. Determine using a hand-held GPS receiver (GIS Grade / WAAS enabled) (15-20 feet) 4. Determine by differential GPS observations using survey grade GPS receivers (0.2 feet) Usually Google Earth imagery (digital ortho-image) is sufficiently accurate for determining Latitude and Longitude. Be sure to verify the accuracy of this method when working in unfamiliar locations. The accuracy is different in certain parts of the country. Item A6. If the Elevation Certificate is being used to obtain flood insurance through the NFIP, the certifier must provide at least two photographs showing the front and rear of the building taken within 90 days from the date of certification. The photographs must be taken with views confirming the building description and diagram number provided in Section A. To the extent possible, these photographs should show the entire building including foundation. If the building has split-level or multilevel areas, provide at least two additional photographs showing side views of the building. In addition, when applicable, provide a photograph of the foundation showing a representative example of the flood openings or vents. All photographs must be in color and measure at least 3 x3. Digital photographs are acceptable. Source: FEMA Instructions As mentioned in earlier commentary, Section A information which includes Item A6, can be provided by the owner or the owner s representative. I recommend the building photographs be taken by the land surveyor, engineer, or architect, certifying Section C of the form. Photographs taken at the time of acquiring the elevation data, by those collecting the data, creates a more reliable verification of the building levels indicated in Section C and building diagram in Item A7. The building photographs become additional documentation in supporting and clarifying these items. For the same reasons I recommend additional annotated photographs be included as attachments to the elevation certificate. The annotated photographs should show and annotate the different levels and features being reported in the elevation certificate (see Figure No. 4a). This type of attachment will add much clarity to the elevation certificate and avoid misinterpretations of the elevation certificate. Date: xx/xx/xxxx View: Side C2.g C2.h C2.b C2.a C2.f 18 Figure No. 4a (At Left) Annotated Photograph: The digital image of the building (JPEG, TIFF, etc.) is inserted into a Microsoft Word Document (Doc) and annotated with call-out boxes showing elevation certificate items. The exhibit can be labeled Attachment No. - Annotated Building Photograph and added as an attachment to the elevation certificate form.

12 FEMA instructions mentions the minimum number of photographs required for certain types of buildings. Those are minimum numbers; take as many photographs as needed to make the elevation certificate clear and understandable. FEMA requires building photographs for all elevation certificates used for flood insurance purposes. The photograph requirement which began in 2006 was a great idea. I recommend building photographs for all elevation certificates including elevation certificates used for building construction compliance purposes. Photographs used to fulfill the requirements of Item A6 should not be considered attachments. These photographs should be placed on the pages provided in the form. Other photographs should be added as attachments. Photographs used to meet Item A6 requirements should be labeled with date and view (front, rear, side, etc.). An attached sketch, map, or aerial image can be used to help identify and clarify the photograph views of the building. This is particularly helpful for large buildings with convoluted building footprints. Below: Aerial attachment used to identify views of building represented in elevation certificate photographs Photo Diagram FEMA Instruction Below: Annotated Building Photographs (Note photograph number in bottom-right corner) (Annotation of levels is not required but adds clarity and eliminates misunderstandings) regarding Building Diagram C2.b C2.g C2.g C2.f C2.g Selection: C2.a If you are unsure of the correct diagram, select the diagram that most closely resembles building certified. g C2.a Date: xx/xx/xxxx View: 06 (see photo diagram) the being 07 Resist the urge: Don t Date: xx/xx/xxxx View: 07 (see photo diagram) Do It! FEMA Instruction regarding Building Diagram Selection: If you are unsure of the correct diagram, select the diagram

13 Item A7. Select the diagram on pages 7-9 that best represents the building. Then enter the diagram number and use the diagram to identify and determine the appropriate elevations requested in Items C2.a-h. If you are unsure of the correct diagram, select the diagram that most closely resembles the building being certified. Source: FEMA Instructions The NFIP uses a series of rate tables based on building type to determine the cost of flood insurance. The correct table usage is based on whether the building is elevated or non-elevated. Does the non-elevated building have a basement level or does the elevated building have an enclosure or a crawlspace. Building diagrams are used within the elevation certificate to make it easier for non-nfip insurance agents who are unfamiliar with building construction techniques to complete flood insurance applications. Flood insurance policy applications ask questions regarding the buildings being insured. The Application Section of the NFIP Flood Insurance Manual instructs the agent to use the diagram number taken from the elevation certificate for policy applications. A flood insurance policy application asks questions about non-elevated buildings and questions about elevated buildings. The application also asks questions about basements, crawlspaces, and enclosures in the building. A proper diagram selection gives answers to many of these questions: The following correlations between building diagram and building type is not emphasized by any FEMA publications. After studying FEMA publications closely you will see they are absolutely true. It is important for the surveyor to understand these correlations in order to obtain elevation data for Section C of the elevation certificate Building Diagrams 1A, 1B, 2, 3, and 4 are not elevated buildings Buildings Diagram 2, and 4 have basement levels Building Diagrams 3 and 4 are split-level buildings Building Diagrams 5, 6, 7, 8, and 9 are considered elevated buildings if they are constructed properly to mitigate flood damage (proper flood vents, etc) 5. Building Diagrams 6 and 7 have enclosures 6. Building Diagrams 8 and 9 have crawlspaces In FEMA s instructions regarding Item A7 (diagram selection) states; If you are unsure of the correct diagram, select the diagram that most closely resembles the building being certified. I do not recommend doing this. Many of the building diagrams resemble each other. Basing the building diagram number selection on visual resemblance only might lead to an incorrect diagram selection. An incorrect diagram selection may cause financial damage and problems. If you are not sure, do not just guess. It is possible to make a correct building diagram selection if proper techniques are used. Those techniques will be discussed here. FEMA Instruction regarding Building Diagram Selection: If you are unsure of the correct diagram, select the diagram that most closely resembles the building being certified. Resist the urge: Don t Do It! 20

14 Certain questions must be asked in making the diagram selection. The answers are critical to the proper diagram selection. The questions are: Is the building elevated? Is the non-elevated building a split-level? Is there a basement level in the non-elevated building? How is the elevated building elevated? Is there an enclosure beneath the elevated building? Is there a crawlspace beneath the elevated building? These questions contain some words and phrases, which have specific meanings within the NFIP. These words and phrases are elevated building, non-elevated building, split-level building, basement level, enclosure, and crawlspace. A brief discussion of each is in order. 1. Is the building elevated? NFIP regulations define an elevated building as follows: "Elevated building" means, for insurance purposes, a non-basement building which has its lowest elevated floor raised above ground level by foundation walls, shear walls, posts, piers, pilings, or columns.15 Therefore a building that does not have its lowest elevated floor raised above ground level or a building with a basement is a non-elevated building. The definition uses the term ground level to mean the surface of the natural ground or the surface of fill, whichever is immediately below the building. The lowest elevated floor of a building that has been raised above the natural ground surface by a fill pad made of soil or other fill material is a non-elevated building. Also the lowest elevated floor of a building that has been raised above the natural ground surface by fill contained within a stem-wall is a non-elevated building. The fill within the stem-wall raises the floor. The stem-wall is used to contain the fill and prevent possible erosion of the fill pad. The identification of the lowest elevated floor, as called for in FEMA s definition of an elevated building, is critical in determining if a building is elevated or not. FEMA is rather vague regarding the meaning of the term, lowest elevated floor. After studying NFIP regulations and other FEMA publications I have some suggestions I think will help. The best approach is to consider the lowest elevated floor of an elevated building to be the floor of an enclosed habitable area, an enclosed area that is not usable solely for parking of vehicles, building access (stairs, elevator, etc.) or storage, other than the floor of a basement area. In other words, the lowest elevated floor is the floor of an area that is usable as a living space or the floor of a basement. Some things that are indicative of a living space are finished walls, finished floors, heating source, air-cooling source, bathroom facilities, and window dressings, among other things that make the space comfortable and attractive. If such a floor is raised above ground level, the building is elevated only when the floor is not sitting (supported) on fill. Focus carefully on the terms, Elevated Floor, Enclosed Area, and Ground Level, because the way FEMA uses these terms is not consistent with the way the terms are normally used. For example: the term enclosed area does not necessarily mean the area is an enclosure. 21

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18 Item B6. FIRM Index Date. Enter the effective date or the map revised date shown on the FIRM Index. Source: FEMA Instructions As previously discussed be sure to give the FIRM Index Date for the community in which the building is currently located. If an annexation has occurred since the date of the flood map the building may appear to be in the unincorporated area of the county rather than its true community, which would be the annexing city. Item B7. FIRM Panel Effective/Revised Date. Enter the map effective date or the map revised date shown on the FIRM panel. This will be the latest of all dates shown on the map. The current FIRM panel effective date can be determined by calling Source: FEMA Instructions Item B8. Flood Zone(s). Enter the flood zone, or flood zones, in which the building is located. All flood zones containing the letter A or V are considered Special Flood Hazard Areas. The flood zones are A, AE, A1-A30, V, VE, V1-V30, AH, AO, AR, AR/A, AR/AE, AR/A1-A30, AR/AH, and AR/AO. Each flood zone is defined in the legend of the FIRM panel on which it appears. Source: FEMA Instructions The illustration below shows a building located near the end of Pompano Street located in two SFHAs, Zone VE (EL 15) and VE (EL 17). The illustration also shows how B8 and B9 should be entered. Note that BFEs are shown to the whole-foot. BFEs on the FIRM are typically rounded to the nearest foot. A notation of (EL 15) means the BFE is 14.5 feet to 15.4 feet. BUILDING VE / VE 17 FT / 15 FT 60

19 It is very important to determine the proper flood zone in which a building is located. Some recent flood insurance rate maps have made this task much simpler by using aerial imagery for the map s background. Figure 12 illustrates how simple it is to determine the proper flood zone when the FIRM uses an aerial background. Many cities and counties now use geographic information systems (GIS). They have the ability to overlay flood zones on an aerial background. This can be very useful but I remind you, the legal basis for NFIP floodplain regulation is the flood insurance rate map and not the local GIS. The flood zone(s) determination should always be based on the FIRM and applicable Letters of Map Change. Figure 12: A portion of a Flood Insurance Rate Map (Marion County, FL) with Aerial Background 61

20 The task of flood zone determination is more complicated when the flood insurance rate map does not have an aerial background or when foliage or something else obscures the aerial view. In these instances proper methods for locating a building or proposed building site is critical. All maps have error, there are no perfect maps. Maps are produced with an allowable error in mind. Flood Insurance Rate Maps are made to conform to the United States National Map Accuracy Standards. Regarding the accuracy of horizontal distance the U.S. Geological Survey says: For maps on publication scales larger than 1:20,000, not more than 10 percent of the points tested shall be in error by more than 1/30 inch, measured on the publication scale; for maps on publication scales of 1:20,000 or smaller, 1/50 inch. These limits of accuracy shall apply to positions of well-defined points only. Well-defined points are those that are easily visible or recoverable on the ground, such as the following: monuments or markers, such as bench marks, property boundary monuments; intersections of roads and railroads; corners of large buildings or structures (or center points of small buildings). 28 Map accuracy may not be an issue in some situations or the error allowed under the standards may be large enough to not affect a flood zone determination. Many flood insurance rate maps are based on U.S. Geological Survey (USGS) 7.5-minute quadrangle topographic map. According to the National Map Accuracy Standards, a map s horizontal accuracy must meet the requirement that the positions of 90 percent of all points tested must be accurate within 1/50th of an inch on the map. At 1:24,000 scale, 1/50th of an inch is 40 feet. 29 Therefore the distance between two points could be in error by as much as 80 feet. Locating a building by measuring along the line just described from only one end of the line would result in the building being out of true position by 80 feet. A position error of 80 feet for a building could affect the flood zone determination. Skills needed to analyze map error and measure methods are beyond the scope of this book. That being said, measurement methods used in determining the proper flood zone should address map error. If problems are encountered, a professional land surveyor should be able to help. With regard to Item B8, Flood Zone(s), if any portion of the building s footprint extends into a Special Flood Hazard Area it is considered to be within that zone. The reach of the building s footprint extends to the most extreme reach of the foundation for all attachments to the building such as decks, porches, etc. All flood zones containing the letter A or V are considered Special Flood Hazard Areas, see Figure 13. Figure 13: Flood Insurance Manual, RATE Section, Page 17 and GENERAL RULES, Page 12 Buildings, not the land, located in more than one zone must be rated using the more hazardous zone. This condition applies even though the portion of the building located in the more hazardous zone may not be covered under the SFIP, such as a deck. X, AE 62 Correct Elevation Certificate Entry

21 Item B9. Base Flood Elevation(s). Using the appropriate Flood Insurance Study (FIS) Profile, Floodway Data Table, or FIRM panel, locate the property and enter the BFE (or base flood depth) of the building site. If the building is located in more than one flood zone in Item B8, list all appropriate BFEs in Item B9. BFEs are shown on a FIRM or FIS Profile for Zones A1- A30, AE, AH, V1-V30, VE, AR, AR/A, AR/AE, AR/A1-A30, AR/AH, and AR/AO; flood depth numbers are shown for Zone AO. Use the AR BFE if the building is located in any of Zones AR/A, AR/AE, AR/A1-A30, AR/AH, or AR/AO. In A or V zones where BFEs are not provided on the FIRM, BFEs may be available from another source. For example, the community may have established BFEs or obtained BFE data from other sources for the building site. For subdivisions and other developments of more than 50 lots or 5 acres, establishment of BFEs is required by the community s floodplain management ordinance. If a BFE is obtained from another source, enter the BFE in Item B9. In an A Zone where BFEs are not available,complete Section E and enter N/A for Section B, Item B9. Enter the BFE to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico). Source: FEMA Instructions FEMA s instructions state to first locate the property on the applicable FIRM. Then use the appropriate Flood Insurance Study Profile, Floodway Data Table, or FIRM panel to determine the Base Flood Elevation (BFE) or Base Flood Depth for entry into Item B9. These instructions are confusing. FEMA s instructions only address BFE sources for certain types of flooding sources. All flooding sources must be considered. FEMA s instruction references the use of Flood Insurance Study Profiles and Floodway Data Tables, which are the best sources for riverine flooding sources. They also mention the use of the FIRM panel as a source of base flood elevation information. Typically base flood elevations shown on the FIRM are shown to the nearest whole-foot after a normal mathematical rounding of the calculated BFE. The use of a BFE rounded to the nearest foot is appropriate for buildings located in coastal flood hazard areas, such as V zones and contiguous A zones. These areas experience storm surge, wave action, and erosion during a flood event, factors which make it literally impossible to calculate base flood elevations to a high degree of precision. There is another type of flooding source that seems to have been overlooked by FEMA in these instructions. The source is lacustrine flooding, also known as lake flooding. The flood hazard areas caused by this type of flood are shown as A, AE, and numbered A zones (A1 A30), on flood insurance rate maps. They cover swamps, lakes, ponds, and other inland low areas. Unlike A zones in coastal areas the flooding for this type of A zone is not caused by coastal storm surge and wave action. While not mentioning a precise source of base flood elevation information, in the elevation certificate instructions for this type of flood hazard area, FEMA has addressed it in other publications. The flood insurance study report, which is part of the flood insurance study, provides base flood elevation data for certain areas of lacustrine flooding. Areas of lacustrine flooding, which have been studied in the flood insurance study, have their base flood elevations shown in a table within the typical FIS report entitled Summary of Stillwater Elevations. Base flood elevations are shown to a precision of a tenth of a foot in this table. FEMA gives other instructions in determining base flood elevations for use in preparing LOMC applications, such as FEMA MT-EZ (Form 81-92), and MT-1 (Form 81-87). In my opinion these instructions should be used in filling out Item B9 of the elevation certificate. Therefore I have included those instructions here, see Figure 14. The BFE used in Item B9 should be the most accurate possible. The source of base flood elevation (BFE) used in Item B9 depends on the type of flooding affecting the area. 63

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23 For property experiencing ground subsidence, the most recent reference mark elevations must be used for determining building elevations. However, when subsidence is involved, the BFE should not be adjusted. Enter elevations in Items C2.a-h to the nearest tenth of a foot (nearest tenth of a meter, in Puerto Rico). Source: FEMA Instructions Items C2.a-d Enter the building elevations (excluding the attached garage) indicated by the selected building diagram (Item A7) in Items C2.a-c. If there is an attached garage, enter the elevation for top of attached garage slab in Item C2.d. (Because elevation for top of attached garage slab is self-explanatory, attached garages are not illustrated in the diagrams.) If the building is located in a V zone on the FIRM, complete Item C2.c. If the flood zone cannot be determined, enter elevations for all of Items C2.a-h. For buildings in A zones, elevations a, b, d, and e should be measured at the top of the floor. For buildings in V zones, elevation c must be measured at the bottom of the lowest horizontal structural member of the floor (see drawing below). For buildings elevated on a crawlspace, Diagrams 8 and 9, enter the elevation of the top of the crawlspace floor in Item C2.a, whether or not the crawlspace has permanent flood openings (flood vents). If any item does not apply to the building, enter N/A for not applicable. Source: FEMA Instructions Item C2.a is applicable in all building diagrams provided for in the elevation certificate form. As per FEMA s instruction here, the C2.a level of the building should be identified based on the building diagram in Item A7. Item C2.b is always applicable in building diagrams 2, 3, 4, 6, 7, 8, and 9 and applicable in diagrams 1A, 1B, and 5 when there are at least 2 habitable floor levels. As per FEMA s instruction here, the C2.b level of the building should be identified based on the building diagram in Item A7. Item C2.c is applicable to building diagrams 5 and 6 located in V zones. The elevation given is to the bottom of the lowest horizontal structural member of the floor which supports the lowest habitable room. When C2.c is not available for measurement due to non-structural (non-supporting) fill around and under the building (see page 40), a note is needed in the comments section of the form advising the flood insurance agent to use alternate rating methods found in NFIP Flood Insurance Manual. It may also be possible to use existing as-built surveys of the building to determine the elevation of C2.c. Otherwise the foundation may need excavation to expose C2.c. Item C2.d, Attached Garage (top of slab), elevation should be taken at the lowest point of the garage floor. Typically the lowest floor elevation of an attached garage is at the door. Remember a garage beneath an elevated building is not an attached garage it is an enclosure (See Figure 21). Figure 21: Garages Second Story Habitable Space (with or without second story) Habitable Space C2.a Storage Room (Enclosure) Garage (Enclosure) C2.a Building Diagram 6 or 7 (Elevated Building) First Story Habitable Space Attached Garage Building Diagram 1A or 1B (Non-Elevated Building) 79 C2.d

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25 End Notes: 1 NFIP, Flood Insurance Manual, Jan 2013, Definitions NFIP, Flood Insurance Manual, Jan 2013, Definitions 3 NFIP, Flood Insurance Manual, Jan 2013, Definitions, page 6 4 NFIP, Flood Insurance Manual, Jan 2013, Definitions, page 7 5 NFIP, Flood Insurance Manual, Jan 2013, Rating 6 NFIP, Flood Insurance Manual, Jan 2013, Definitions, page 9 7 NFIP, Flood Insurance Manual, Jan 2013, Rate, Pages NFIP/CRS Coordinator s Manual, FIA-15 / 2007, OMB No , Page & 8 9 NFIP/CRS Coordinator s Manual, FIA-15 / 2007, OMB No , Page NFIP/CRS Coordinator s Manual, FIA-15 / 2013, OMB No , Page NFIP, Flood Insurance Manual, Jan 2013, General Rules, Page GR-3 12 NFIP, Flood Insurance Manual, Jan 2013, General Rules, Page GR-5 13 Ibid (11) 14 NFIP, Flood Insurance Manual, Jan 2013, Application, Page App-2 15 Title 44 Code of Federal Regulations, Parts 59.1 Definitions 16 NFIP, Flood Insurance Manual, Oct. 2013, Definitions 17 Published FEMA Instructions - Elevation Certificate Package OMB No Elevators, FEMA Technical Bulletin 4, July 2010, page 8 19 NFIP, Flood Insurance Manual, Jan 2013, Definitions 20 message from FEMA to Instructor regarding attached garages 21 NFIP, Flood Insurance Manual, Jan 2013, Definitions 22 Free-of Obstruction, FEMA Technical Bulletin 5, August 2008, page 1 23 Free-of Obstruction, FEMA Technical Bulletin 5, August 2008, page 5 24 Free-of Obstruction, FEMA Technical Bulletin 5, August 2008, page 5 25 Floodplain Management Bulletin, Elevation Certificate, FEMA Publication 467-1, May Published FEMA Instructions - Elevation Certificate Package OMB No NFIP, Flood Insurance Manual, Oct. 2010, Flood Maps, Page Map-3 28 USGS, Map Accuracy Standards, Fact Sheet FS (Nov. 1999) 29 Ibid (46) 2 93

26 Appendix is not included in this preview. Thank you for Previewing Preparing FEMA Elevation Certificates By: David Melvin, PLS, CFM Land Pro Seminars Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars

27 Land Pro Seminars Preparing FEMA Elevation Certificates Correspondence Course Number: Please place answers on Answer Sheet provided Preparing FEMA Flood Elevation Certificates Correspondence Course Examination Exam Number: Expiration Date: Instructions Use the enclosed answer sheet to record your answers for each of the following questions. Make sure you provide a single answer for each question. You may refer to your course manual while completing these questions. If you decide to change your answer to any question, make sure that you completely erase your original answer on the answer sheet. Be sure to fill out all applicable spaces on the answer sheet. You will be notified of your score on the exam. A score of 70 percent is required in order to receive a certificate of completion. You may resubmit the exam as many times as necessary in order to achieve the 70 percent score needed. New examination questionnaire will be provided for each reexamination. Cost for each reexamination is fifteen dollars ($15). The exam and any re-submittals m u s t be received by Land Pro Seminars before the expiration d a t e shown above. Return the completed answer sheet (20 questions) to the address on the answer sheet. Your graded exam will not be returned to you. 1. According to the NFIP an enclosure can not be used for which of the following? a. Parking b. living space c. building access d. storage 2. Flooding caused by storm surge and waves associated with large expansive wat er bodies is which of the following? a. coastal flooding b. lacustrine flooding c. riverine flooding d. sheet flooding 3. Which of the following flood zone is not considered a Special Flood Hazard Area? a. AE b. A30 c. VE d. X 4. What is the correctness percentage that the Community Rating System requires participating communities t o obtain for all elevation certificates u s e d in the construction permitting p r o c e s s? a. 70% b. 80% c. 85% d. 90% Correspondence Course Quiz Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars 1

28 Land Pro Seminars Preparing FEMA Elevation Certificates Correspondence Please place answers on Answer Sheet provided 5. Item A6 of the Elevation C e r t i f i c a t e r equires which of the following? a. Building diagram number b. Photographs c. Building owner s address d. Building use 6. Which law encourages the conservation of coastal barriers by restricting Federal expenditures encouraging development? a. OPA b. CRS c. CBRA d. CBRS 7. Which publication shows the date when the initial FIRM was identified for a community? a. FEMA Form b. Community Status Book c. FEMA Publication d. FIA technical Bulletin No What is the minimum number of permanent flood openings required under the NFIP for an enclosure or crawlspace? a. 1 b. 2 c. 3 d Which building d i a grams have enclosures? a. 2 and 4 b. 3 and 4 c. 6 and 7 d. 8 and Which of the following would remove the Federal mandate for a lending institution to require purchase of flood insurance? a. FEMA Form b. LOMA c. FEMA Form d. CRS Correspondence Course Quiz Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars 2

29 Land Pro Seminars Preparing FEMA Elevation Certificates Correspondence Please place answers on Answer Sheet provided 11. NFIP regulations state that areas below BFE can be used for which of the following? a. Building access b. parking c. storage d. all of the above 12. Which item of the Elevation Certificate addresses latitude and longitude coordinates? a. A2 b. A3 c. A4 d. A5 13. The list of items checked by Community Rating System auditors for errors is referred to as which of the following? a. CRS Audit List b. EC Error List c. GIF List d. GIG List 14. Which of the following is a source for obtaining Base Flood Elevations? a. local water authorities b. Army Corp of Engineers c. FIS profile d. all of the above 15. Which building d i a grams have crawlspaces? a. 2 and 4 b. 3 and 4 c. 6 and 7 d. 8 and Which diagram is a building elevated on piers, post, piles, columns or parallel shear walls with no obstruction below the elevated floor? a. 3 b. 5 c. 2 d. 4 Correspondence Course Quiz Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars 3

30 Land Pro Seminars Preparing FEMA Elevation Certificates Correspondence Please place answers on Answer Sheet provided 17. Which item addresses whether a building is in a Coastal Barrier Resources System? a. B9 b. BI0 c. Bl1 d. B Which section of the Elevation Certificate would a homeowner not be able to complete? a. Section A b. Section B c. Section C d. Section E 19. The Elevation Certificate is used t o d o which of the following? a. ensure compliance with community floodplain management ordinances b. determine proper insurance premium rate c. support request for Letter of Map Amendments d. all of the above 20. Which building diagram is the bottom floor (basement or underground garage) below ground level on all sides? a. 1A b. 5 c. 3 d. 2 Correspondence Course Quiz Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars 4

31 Answer Sheet is not included in this preview. Thank you for Previewing Preparing FEMA Elevation Certificates By: David Melvin, PLS, CFM Land Pro Seminars Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars

32 End of Preview Thank you for Previewing Preparing FEMA Elevation Certificates By: David Melvin, PLS, CFM Land Pro Seminars Copyright 2013 by David Melvin d/b/a/ Land Pro Seminars Please direct questions or comments to To order please download order form from and Fax (Toll-Free) to or order to or mail to Land Pro Seminars P.O. Box 397 Fruitland Park, FL or call in order (toll-free) to