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 set flood insurance rates under the National Flood Insurance Program (NFIP) and to support FEMA applications for Letters of Map Amendment (LOMA) or Letters of Map Revision Based on Fill (LOMR-F).
In Iowa, elevation certificates are prepared on FEMA's standard Elevation Certificate form (FEMA Form 086-0-33). Only a licensed Professional Land Surveyor (PLS), licensed professional engineer (PE), or local floodplain administrator is authorized to prepare one. Most Iowa property owners hire a licensed PLS. Iowa PLS holders are licensed by the Iowa Engineering and Land Surveying Examining Board under Iowa Code Chapter 542B.
Elevation Certificate Costs in Iowa
Most Iowa elevation certificates cost between $150 and $350. Several factors affect where your project falls in that range:
- Property location and distance from the surveyor's office
- Complexity of the flood zone designation
- Whether additional fieldwork or measurements are required
- Whether a 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.
Iowa Flood Risk: Why Elevation Certificates Matter Here
Iowa sits at the intersection of several major river systems, making flood risk a real concern for tens of thousands of property owners across the state. Iowa has experienced some of the most significant river flooding in Midwest history, and properties along the state's major corridors have recurring exposure to flood zone designations that affect insurance requirements and property values.
Cedar River
The Cedar River flows through eastern Iowa, passing through Waterloo (Black Hawk County), Cedar Falls, and Cedar Rapids (Linn County) before joining the Iowa River. Cedar Rapids experienced catastrophic flooding in 2008 that damaged thousands of structures. Many properties along the Cedar River carry Special Flood Hazard Area (SFHA) designations, and elevation certificates are frequently needed for flood insurance, refinancing, and LOMA applications in Linn and Black Hawk counties.
Des Moines River
The Des Moines River runs through central Iowa, passing through Fort Dodge (Webster County) and into the Des Moines metro area (Polk County). Properties along the river in Des Moines and suburban Polk County face recurring flood risk and often require elevation certificates for flood insurance purposes. The Saylorville Reservoir helps manage peak flows, but properties downstream of the reservoir still carry significant flood exposure.
Missouri River
The Missouri River forms Iowa's western boundary with Nebraska and South Dakota. Significant flooding along the Missouri in 2011 and subsequent years affected thousands of acres in Pottawattamie, Mills, Fremont, and Monona counties. Low-lying properties in Council Bluffs and rural western Iowa often require elevation certificates, and many remain in active flood zones.
Mississippi River
The Mississippi River forms Iowa's eastern boundary. Communities along the Mississippi in Scott County (Davenport, Bettendorf), Clinton County, Dubuque County, and Jackson County have significant flood exposure. Davenport in particular has experienced repeated flooding along its riverfront. Properties in these areas frequently need elevation certificates for both new insurance policies and periodic policy renewals.
Iowa River
The Iowa River flows through Johnson County (Iowa City) and Louisa County before joining the Mississippi. Iowa City experienced major flooding in 2008, and portions of Johnson County still carry active flood zone designations that require documentation for insurance and lending purposes.
When Do Iowa Property Owners Need an Elevation Certificate?
Flood Insurance Under the NFIP
The most common reason Iowa property owners need an elevation certificate is flood insurance through the NFIP. If your property is in an SFHA, the NFIP uses your building's elevation relative to the BFE to set your annual premium. Without a certificate, the insurer applies a default rate, which is often significantly higher than what the actual elevation would justify.
An elevation certificate showing your lowest floor is above the BFE can reduce annual premiums substantially. If your floor is well above the BFE, you may qualify for preferred risk rates or be able to apply for a LOMA to remove the mandatory purchase requirement entirely.
Mortgage and Lender Requirements
When a property is in a FEMA-designated SFHA and the mortgage is federally backed, 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. Iowa lenders frequently require the certificate before funding a loan on an in-flood-zone property.
New Construction in Flood Zones
Local floodplain ordinances in Iowa municipalities typically require an elevation certificate at multiple stages of new construction in a flood zone, including at permit issuance, after lowest floor construction, and upon completion. Iowa communities that participate in the NFIP must enforce these standards to maintain their participation status.
LOMA Applications
If you believe your property has been inadvertently mapped into a flood zone, you can apply to FEMA for a LOMA. A successful application removes your property from the SFHA and eliminates the mandatory flood insurance purchase requirement. An elevation certificate is required as part of the application. Iowa property owners in borderline flood zones often find that the cost of a certificate pays for itself quickly in insurance savings.
How to Read Your Iowa Flood Zone Designation
| Zone | Meaning |
|---|---|
| Zone AE | High-risk flood zone with established BFE. 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). Insurance not mandatory but advisable. |
| Zone X (unshaded) | Minimal flood risk. No mandatory insurance requirement. |
| Zone AO | Shallow flooding area with average depth. Common in flatter Iowa terrain near drainage channels. |
Finding a Licensed Iowa Surveyor for Elevation Certificates
To prepare an elevation certificate, you need a licensed Iowa PLS. When selecting a surveyor, confirm:
- Their PLS license is active under Iowa Code Chapter 542B
- 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 deliver the certificate in the format your lender or insurer requires
Some Iowa surveyors specialize in LOMA work and can assist through the FEMA application process as well. Ask specifically if you are trying to remove your property from its current flood zone designation.
Find licensed Iowa surveyors experienced with elevation certificates in our Iowa land surveyor directory.