Understanding the Elevation Certificate (EC)
The Elevation Certificate (EC) is a critical administrative tool used by the National Flood Insurance Program (NFIP). It is a document that provides the elevation of various levels of a building relative to the ground level and the estimated flood risk level. For insurance professionals preparing for the practice Flood questions, understanding the EC is essential because it dictates both compliance with local floodplain management ordinances and, in many cases, the cost of flood insurance premiums.
An EC is typically prepared by a licensed land surveyor, professional engineer, or certified architect. It captures the specific data needed to determine the proper flood insurance premium rate and to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on Fill (LOMR-F). While newer rating methodologies have changed how often an EC is required for rating, it remains a vital document for property owners to prove their building's elevation is above the expected flood level.
Key Data Points on the EC
Navigating the Sections of the Certificate
The Elevation Certificate is divided into several sections (A through G), each serving a specific purpose. Understanding where to find information is key for the complete Flood exam guide curriculum:
- Section A: Property Information – This identifies the building location, ownership, and building use (residential vs. non-residential). Crucially, it includes the number of flood openings and the square footage of enclosed areas below the lowest floor.
- Section B: Flood Insurance Rate Map (FIRM) Information – This identifies the community number, panel number, and the specific Flood Zone (e.g., Zone AE or VE). It also lists the Base Flood Elevation (BFE) derived from the FIRM.
- Section C: Building Elevation Information – This section is used when the building is under construction or finished. It contains the actual measured elevations of the lowest floor, the next higher floor, and the machinery/equipment (like HVAC units).
- Section D & E: Certifications – These sections contain the signatures of the surveyors and provide elevations for buildings in Zone AO and Zone A (without BFE).
BFE vs. LFE: The Rating Intersection
| Feature | Term | Definition | Insurance Impact |
|---|---|---|---|
| Base Flood Elevation (BFE) | The elevation to which floodwater is anticipated to rise during the base flood. | Serves as the benchmark for measuring risk. | |
| Lowest Floor Elevation (LFE) | The lowest floor of the lowest enclosed area (including basement). | Determines if the building is above or below the risk threshold. | |
| Elevation Difference | The numerical gap between BFE and LFE. | A positive difference (LFE > BFE) typically results in lower premiums. |
EC Usage in Risk Rating 2.0
Under current NFIP rating methodologies, an Elevation Certificate is no longer strictly mandatory for obtaining a quote. FEMA now uses its own data sets to estimate elevation. However, if a property owner believes the FEMA-estimated elevation is inaccurate, providing an EC can often result in a more favorable (lower) premium if it proves the building is higher than estimated.
Why the EC Still Matters for Agents
Even when not mandatory for a quote, the EC remains a powerful tool for insurance agents and policyholders. It provides definitive proof of a building's height, which is essential for:
- Grandfathering and Compliance: Proving a building was built to code at the time of construction.
- Mitigation Credits: Documenting flood vents and machinery elevation to secure discounts.
- LOMA Applications: Removing a property from a High-Risk Special Flood Hazard Area (SFHA) if the ground is naturally above the BFE.
- Commercial Properties: Often required for complex commercial risks to ensure accurate underwriting of structural vulnerabilities.
Elevation Certificate FAQs
The property owner is responsible for the cost of hiring a licensed surveyor to perform the elevation study and complete the certificate.
An EC does not technically expire as long as the building remains unchanged. However, if the Flood Insurance Rate Map (FIRM) is updated and the Base Flood Elevation changes, the data on the old EC must be compared against the new map requirements.
Elevation Certificates are generally not required for buildings in moderate-to-low risk zones (Zone X). They are primarily used for properties in Special Flood Hazard Areas (SFHAs) starting with letters A or V.
No. Sections C and D must be completed and sealed by a licensed professional. Homeowners may only complete Section E in very specific circumstances for properties in certain A zones without BFE data.