What Is an Elevation Certificate?
An elevation certificate is a standardized FEMA form prepared by a licensed land surveyor or professional engineer that documents the elevation of a structure relative to the Base Flood Elevation established by FEMA. Lenders require it for properties in FEMA Special Flood Hazard Areas to determine flood insurance requirements under the National Flood Insurance Program. Insurance agents use it to rate flood policies accurately.
Why Mississippi Has Exceptional Flood Certificate Demand
Mississippi is one of the most flood-exposed states in the country. The Gulf Coast faces tropical storm surge that can reach 20 to 30 feet above sea level during major hurricanes. Hurricane Katrina in 2005 generated a storm surge that reached 28 feet at some locations on the Harrison County coast, destroying thousands of structures and triggering a complete remapping of coastal flood zones. Post-Katrina FEMA maps raised Base Flood Elevations across Harrison, Hancock, and Jackson counties substantially.
Inland, the Mississippi Alluvial Plain (the Delta) is a broad, low-lying region that drains slowly and floods regularly. The Pearl River floods Jackson repeatedly. The Leaf River flooded Hattiesburg severely in 2020. Flood exposure is not limited to the coast.
Flood Zones Across Mississippi
On the Gulf Coast, FEMA Zone VE (coastal high hazard area with wave action) applies to beachfront properties in Harrison, Hancock, and Jackson counties. Zone AE (base flood with established elevation) extends further inland across the coastal plain and Back Bay areas. These are among the most expensive flood insurance territories in the country, and virtually all coastal lenders require elevation certificates.
In the Delta, Zone AE and Zone A designations follow the major waterways and their floodplains. The Pearl River creates extensive flood zones through Rankin, Hinds, and the Jackson metro area. Post-2020 flooding, the Leaf River has seen new mapping that brought additional Forrest County properties into flood zones.
What the Surveyor Measures
The surveyor visits your property and measures the lowest floor elevation, attached garage elevation, top of the lowest floor, the lowest adjacent grade around the foundation, and other data points required by FEMA Form 086-0-33. In Zone VE coastal properties, additional measurements document the lowest horizontal structural member of the lowest floor. All data is compiled on the standard form and the PS stamps and signs it.
Cost and Timeline
Most elevation certificates in Mississippi cost $300 to $650. Zone VE properties on the Gulf Coast typically run $450 to $700 due to additional measurement requirements. Most certificates are completed in three to seven business days from the site visit.
Getting an accurate elevation certificate can save money if your structure is built above the BFE. A property built two feet above BFE can see flood insurance premiums hundreds of dollars per year lower than one at or below BFE.
Find surveyors who handle elevation certificates in our Mississippi directory.