What Is an Elevation Certificate?
An elevation certificate is an official document that records the elevation of a building or property relative to the Base Flood Elevation (BFE) established by FEMA flood maps. It is the primary tool used to determine flood insurance rates under the National Flood Insurance Program (NFIP) and to support applications to FEMA for Letters of Map Amendment (LOMA) or Letters of Map Revision Based on Fill (LOMR-F).
In Indiana, elevation certificates are prepared on FEMA's standard Elevation Certificate form (FEMA Form 086-0-33). Only a licensed Professional Land Surveyor (PLS), licensed engineer, or local floodplain administrator is authorized to prepare one. Most Indiana property owners hire a licensed PLS.
Elevation Certificate Costs in Indiana
Most Indiana elevation certificates cost between $250 and $600. The cost depends on several factors:
- Property location and access
- Distance from the surveyor's office
- Complexity of the flood zone designation
- Whether a full boundary survey is performed at the same time
- Local market rates in your county
Properties in rural areas far from urban centers may cost more due to travel time. Combining an elevation certificate with a boundary survey often results in a better combined rate than ordering each separately.
When Do Indiana Property Owners Need an Elevation Certificate?
Flood Insurance Under the NFIP
The most common reason Indiana property owners need an elevation certificate is flood insurance. If your property is in a Special Flood Hazard Area (SFHA), the National Flood Insurance Program uses your building's elevation relative to the BFE to set your premium. Without an elevation certificate, the insurer uses a default rate, which is often significantly higher than the rate that would apply if the actual elevation were documented.
An elevation certificate showing your lowest floor is above the BFE can reduce annual premiums by hundreds or thousands of dollars. If your floor is substantially above the BFE, you may qualify for preferred risk rates or be able to apply for a LOMA to remove the property from the mandatory purchase requirement entirely.
Mortgage and Lender Requirements
When a property is in a FEMA-designated SFHA and the mortgage is federally backed (FHA, VA, Fannie Mae, Freddie Mac), the lender is required by law to obtain flood insurance as a condition of the loan. The elevation certificate is used to determine the flood insurance premium. Many Indiana lenders require the certificate before they will fund the loan on an in-flood-zone property.
New Construction and Substantial Improvements
Local floodplain ordinances in Indiana municipalities typically require an elevation certificate at multiple stages of new construction or substantial improvement in a flood zone: at the time of permit issuance (showing the design elevation), after lowest floor construction, and after completion. This ensures compliance with local floodplain management regulations that communities must maintain to participate in the NFIP.
LOMA and LOMC Applications
If you believe your property has been inadvertently mapped into a flood zone, you can apply to FEMA for a Letter of Map Amendment (LOMA) or Letter of Map Change (LOMC). A successful application removes your property from the SFHA, eliminating the mandatory flood insurance purchase requirement. An elevation certificate or an engineer's certification is required as part of the application. Indiana property owners in borderline flood zones often find that the cost of an elevation certificate pays for itself quickly in insurance savings.
Indiana Flood-Prone Areas
Indiana has several significant flood-prone corridors where elevation certificates are in high demand.
White River Corridor
The White River flows through the heart of Indianapolis and Marion County before continuing south through Morgan, Johnson, Bartholomew, and other counties. Properties along the White River and its tributaries face recurring flood risk. Elevation certificates are common in these areas, especially for older homes built before current FEMA flood map revisions.
Wabash River
The Wabash River runs across much of northern and central Indiana, passing through Tippecanoe County (Lafayette), Fountain County, Vigo County (Terre Haute), and into southwestern Indiana. River floodplains along the Wabash can be extensive, and many rural properties in these counties have flood zone designations that require insurance documentation.
Ohio River Tributaries in Southwestern Indiana
Vanderburgh County (Evansville) and surrounding southwestern Indiana counties sit near the Ohio River and its tributaries. Low-lying areas near Evansville have historically experienced significant flooding. Elevation certificates are frequently required for properties in these areas when selling, refinancing, or insuring.
Lake Michigan Shoreline and Lake County
Lake County in northwestern Indiana borders Lake Michigan. Properties along the shoreline and in low-lying areas near the lake face unique flood risks, including coastal flooding and wave action. Elevation certificates for these properties must document the correct flood zone designation and often involve coastal BFE calculations.
Kankakee River Basin
The Kankakee River basin in northwestern Indiana, covering parts of Starke, Pulaski, and Newton counties, has extensive low-lying wetland and floodplain areas. Rural properties in this region frequently carry flood zone designations that affect both insurance requirements and property use.
How to Read Your Flood Zone Designation
FEMA flood maps assign zone designations to properties. The key zones Indiana property owners encounter:
| Zone | Meaning |
|---|---|
| Zone AE | High-risk flood zone with established Base Flood Elevation. Mandatory flood insurance for federally backed loans. |
| Zone A | High-risk flood zone without established BFE. Elevation certificate required to set flood insurance rate. |
| Zone X (shaded) | Moderate flood risk (500-year flood zone). Flood insurance not mandatory but recommended. |
| Zone X (unshaded) | Minimal flood risk. No mandatory insurance requirement. |
| Zone VE | Coastal high-hazard area. Relevant to Lake Michigan shoreline in Lake County. |
Finding a Licensed Indiana Surveyor for Elevation Certificates
To prepare an elevation certificate, you need a licensed Indiana PLS. When selecting a surveyor, confirm:
- Their PLS license is active on pla.in.gov
- They have experience preparing elevation certificates in your county
- They are familiar with your local flood map panel and FEMA's current forms
- They can provide the certificate in the format your lender or insurer requires
Some Indiana surveyors specialize in LOMA/LOMC work and can assist you through the FEMA application process as well. Ask specifically about this if you are trying to remove your property from the flood zone designation.
Find licensed Indiana surveyors experienced with elevation certificates in our Indiana land surveyor directory.