What Is an Elevation Certificate?
An elevation certificate is an official FEMA document that records the elevation of a building relative to the Base Flood Elevation (BFE) for its location. The BFE is the estimated height floodwaters would reach during a 1-percent-annual-chance (100-year) flood event as mapped by FEMA. The certificate captures where the lowest floor of the structure sits relative to that elevation, along with other structural and site information.
Elevation certificates are used by the National Flood Insurance Program (NFIP), private flood insurers, and mortgage lenders to determine flood insurance requirements and premium rates. A structure above the BFE generally qualifies for lower premiums than one at or below it.
When Do Nebraska Property Owners Need an Elevation Certificate?
Purchasing Federal Flood Insurance in a High-Risk Zone
If your property is in a Special Flood Hazard Area (SFHA) on a FEMA Flood Insurance Rate Map (FIRM), your lender or the NFIP will require an elevation certificate before issuing a flood insurance policy. Nebraska has substantial SFHA-mapped land along the Missouri River in Douglas and Sarpy counties, the Platte River in Hall, Platte, and Colfax counties, the Republican River in Adams County, and the Loup River in central Nebraska.
Building in a Flood Zone
Nebraska municipalities and counties with FEMA-mapped flood zones require an elevation certificate when issuing building permits for construction in an SFHA. The certificate documents that the new structure is built to the required elevation above BFE, which is typically 1 foot above BFE or higher depending on local floodplain ordinances.
Refinancing or Selling in a Flood Zone
Mortgage lenders refinancing or originating loans on properties in SFHAs typically require a current elevation certificate. If the existing certificate on file is outdated due to a FEMA flood map revision, a new one must be obtained. A current certificate is also a selling point for buyers wary of flood insurance costs.
Reducing Flood Insurance Premiums
If your home was built before your area's flood maps were adopted (a pre-FIRM building), you may have been paying high flood insurance rates based on estimated risk rather than actual elevation. A licensed LPLS who measures your structure and finds it sits above the BFE can produce an elevation certificate that qualifies you for substantially lower premiums.
Nebraska's Flood Zones and Why They Matter
Missouri River Corridor (Douglas and Sarpy Counties)
The Missouri River forms Nebraska's eastern border, and its floodplain covers significant portions of Omaha, Bellevue, and surrounding communities. The 2011 Missouri River flood caused extensive damage and led to updated FEMA maps throughout Douglas and Sarpy counties. Properties near Carter Lake and along the river bottom in these counties face the highest flood insurance requirements in the state.
Platte River Valley
The Platte River runs west-to-east across central Nebraska, passing through Kearney, Grand Island, Columbus, and Fremont before emptying into the Missouri. Its wide, shallow channel and flat floodplain create broad SFHAs in Hall, Platte, Dodge, and Saunders counties. Homeowners in these corridors frequently need elevation certificates.
Republican River Basin and Adams County
The Republican River basin in southern Nebraska, including the Hastings area of Adams County, has significant flood history. The Republican River flood of 1935 was one of the most destructive in Nebraska's history, and the area has modern FEMA mapping that affects flood insurance requirements for properties near the river and its tributaries.
Loup River System (Central Nebraska)
The North Loup, Middle Loup, and South Loup rivers flow through the Sandhills and central Nebraska before converging near Columbus. Properties in the river corridors through Custer, Valley, and Howard counties may fall within SFHAs and require elevation certificates for insurance or permitting purposes.
How Is an Elevation Certificate Completed?
A licensed Nebraska LPLS visits the property and completes the following steps:
- Identifies the applicable FEMA flood zone and the relevant FIRM panel number for the property location
- Determines the Base Flood Elevation for the zone from the FIRM data
- Uses survey-grade equipment to measure the elevation of the lowest floor of the structure, including basement floor if applicable
- Measures additional reference points including the lowest adjacent grade, the highest adjacent grade, and any attached garage floors
- Records the type of structure, flood zone, and FIRM information on the official FEMA elevation certificate form
- Signs and seals the completed certificate with their LPLS license number
The completed certificate is submitted to your flood insurance agent or lender. The insurance company uses the elevation data to calculate your risk rating and premium.
Elevation Certificate Cost in Nebraska: $350 to $600
Most Nebraska homeowners pay $350 to $600 for an elevation certificate on a standard single-family structure. Factors that push costs higher include:
- Properties with unusually complex structures or multiple attached buildings
- Sites that require additional benchmarks or vertical control due to distance from established survey control
- Rural properties with difficult access or long mobilization distances
- Properties in areas where the FIRM panel has recently been updated and additional research is required to confirm flood zone status
The certificate fee is almost always recovered quickly if it results in a lower annual flood insurance premium. Nebraska homeowners with pre-FIRM buildings in zones where flood map updates have changed BFE levels can sometimes save hundreds of dollars per year.
Letters of Map Amendment (LOMA) in Nebraska
If an elevation certificate shows your structure sits above the BFE and FEMA's mapping places it in an SFHA based on imprecise mapping rather than actual site conditions, you may be able to apply for a Letter of Map Amendment (LOMA). A successful LOMA removes the property from the SFHA designation, which can eliminate mandatory flood insurance purchase requirements.
A licensed Nebraska LPLS can prepare the supporting survey data needed for a LOMA application. This process is most common in areas where FEMA mapping was done at a coarse scale and does not accurately reflect the actual ground elevations on your specific parcel.
Nebraska LPLS Licensing
Elevation certificates must be completed by a licensed surveyor or engineer. Nebraska LPLS licenses are issued by the Nebraska State Board of Licensure for Engineering and Architecture under Neb. Rev. Stat. § 81-8,101. Only a licensed LPLS or licensed professional engineer can sign and seal an elevation certificate for use with the NFIP in Nebraska.
Every surveyor in our Nebraska directory is sourced from state licensing records. When you hire from our directory, you can be confident you are working with a licensed professional.
Finding an Elevation Certificate Surveyor in Nebraska
To get an elevation certificate in Nebraska, contact a licensed LPLS with experience completing FEMA elevation certificates. When calling for a quote, have the following ready:
- Property address and county
- Year the structure was built
- Any prior elevation certificate or flood zone determination on file
- The purpose of the certificate (flood insurance purchase, refinancing, building permit, LOMA application)
Find licensed Nebraska elevation certificate surveyors in our Nebraska land surveyor directory.