What Is an Elevation Certificate?
An elevation certificate (EC) is an official FEMA form completed by a licensed surveyor, engineer, or architect that documents the elevation of a building relative to the Base Flood Elevation (BFE) established on FEMA's Flood Insurance Rate Maps (FIRMs). The document records the height of the lowest floor, the lowest adjacent grade, and other critical elevation measurements used by flood insurance underwriters to calculate risk and premium costs.
For Ohio property owners in or near flood zones, an elevation certificate is often one of the most important documents associated with the property. It can be the difference between paying hundreds of dollars per year for flood insurance or thousands.
Who Needs an Elevation Certificate in Ohio?
Not every Ohio property owner needs an elevation certificate, but many do. You are most likely to need one if your property falls into one of the following categories:
Properties in FEMA Special Flood Hazard Areas
If FEMA's Flood Insurance Rate Maps show your property in a Special Flood Hazard Area (SFHA), designated as Zone A, AE, AO, AH, or VE, your mortgage lender will almost certainly require you to carry flood insurance. The National Flood Insurance Program (NFIP) uses elevation data to calculate your premium, and an elevation certificate provides that data.
Ohio River Floodplain Properties
The Ohio River forms the entire southern border of the state, and its floodplain affects properties in Lawrence, Gallia, Meigs, Athens, Washington, Morgan, Noble, Monroe, and other southern Ohio counties. Properties near the river's floodplain frequently require elevation certificates for NFIP coverage.
Lake Erie Shoreline Properties
The Lake Erie shoreline extends across the northern tier of Ohio, through Lucas, Ottawa, Erie, Lorain, Cuyahoga, Lake, Ashtabula, and Geauga counties. Coastal properties and those near tributaries feeding the lake may be mapped in flood zones and require elevation certificates.
Scioto, Olentangy, Maumee, and Cuyahoga River Areas
Ohio's major inland rivers have historically produced significant flooding. The Scioto River runs through Columbus and south through Pickaway and Pike counties. The Olentangy River intersects with the Scioto in Columbus. The Maumee River drains much of northwestern Ohio. The Cuyahoga River, which runs through Akron and Cleveland, has floodplain areas that affect many properties in Summit and Cuyahoga counties. Property owners near these waterways may find their parcels mapped in flood zones requiring elevation certificates.
Properties Seeking a LOMA
A Letter of Map Amendment (LOMA) is a formal FEMA determination that a property has been incorrectly included in a Special Flood Hazard Area. If you believe your property sits above the BFE and was placed in a flood zone by error or due to an outdated map, an elevation certificate is the first step in applying for a LOMA to have the property officially removed from the flood zone.
How FEMA FIRM Maps Work in Ohio
FEMA's Flood Insurance Rate Maps define the geographic boundaries of flood zones across Ohio. These maps are maintained in the FEMA Flood Map Service Center (MSC) at msc.fema.gov. You can search for your property's flood zone status by entering your address. Ohio communities participate in the NFIP, which means their residents can purchase federally backed flood insurance, but it also means FIRM maps govern flood zone designations in those communities.
FIRM maps are periodically updated through FEMA's Map Modernization program. When maps are updated, properties that were previously outside a flood zone may be remapped into one, triggering mandatory purchase requirements for federally backed mortgages. An elevation certificate can help property owners navigate rate changes after a remapping.
How an Elevation Certificate Affects NFIP Flood Insurance Costs
The NFIP rates policies based on the relationship between a building's lowest floor elevation and the BFE on the FIRM map. The closer your lowest floor is to or above the BFE, the lower your premium. The further below, the higher.
For example, a structure in Columbus near the Scioto River with a lowest floor one foot below the BFE might pay $2,000 or more per year for NFIP coverage. The same structure, if the elevation certificate shows the lowest floor is actually two feet above the BFE due to a raised foundation, might qualify for a much lower premium. The elevation certificate is the document that proves this to the insurance company.
Even a modest investment in an elevation certificate at $200 to $600 can result in hundreds of dollars in annual insurance savings for property owners who are elevated above the BFE.
How to Get an Elevation Certificate in Ohio
Hire a Licensed Ohio Surveyor
To get an elevation certificate in Ohio, you need to hire a licensed Professional Land Surveyor registered with OBPELS, a licensed engineer, or a licensed architect. Most property owners work with a land surveyor since elevation certificate work is a routine part of surveying practice in Ohio.
What the Surveyor Will Do
The surveyor will visit your property and measure key elevations using GPS, total station, or optical leveling equipment tied to a benchmark in the National Geodetic Survey or Ohio Department of Transportation benchmark network. They will measure the lowest floor, the lowest adjacent grade, and the lowest horizontal structural member for certain structures. These measurements are then entered into the FEMA elevation certificate form, signed, and sealed by the licensed professional.
Typical Cost: $200 to $600
In Ohio, elevation certificates typically cost between $200 and $600 for a standard residential structure. Factors that can increase cost include remote location, complex structures with multiple attachments, properties in areas without nearby benchmarks, and rural regions where travel time is significant. Getting quotes from two or three licensed surveyors is recommended.
The LOMA Process in Ohio
If you have an elevation certificate showing your property or structure is at or above the BFE, you may be eligible to apply to FEMA for a LOMA. The process involves submitting the elevation certificate along with a completed LOMA application to FEMA. If approved, FEMA issues an official letter removing the property from the SFHA, which can eliminate the mandatory flood insurance purchase requirement for federally backed mortgages.
Not all properties qualify. FEMA evaluates the lowest adjacent grade, not just the floor elevation. If the ground around your structure is below the BFE even if your floor is above it, the LOMA may be denied. Your surveyor can advise you on whether your property is a strong LOMA candidate before you invest in the application process.
Flood Zone Resources for Ohio Property Owners
- FEMA Flood Map Service Center: msc.fema.gov - Look up your property's flood zone designation
- FloodSmart.gov: Information on NFIP policies and how elevation affects premiums
- OBPELS: obpels.ohio.gov - Verify that your surveyor holds a current Ohio PLS license
- Your county auditor or GIS office may have supplemental flood zone data and parcel mapping tools
Ready to get your elevation certificate? Connect with a licensed Ohio land surveyor through our Ohio land surveyor directory and get free quotes from professionals in your area.