What an Elevation Certificate Is
An elevation certificate is an official document that records the elevation of a building relative to the Base Flood Elevation (BFE) in its area. The BFE is the height floodwater is expected to reach during a 1-percent annual chance flood event, sometimes called a 100-year flood. FEMA uses this measurement to determine flood insurance rates and to evaluate applications to amend flood zone designations.
In Tennessee, elevation certificates are used for flood insurance through the National Flood Insurance Program, building permits in flood-prone areas, and applications for Letters of Map Amendment or Map Revision (LOMA/LOMR) to change a flood zone designation.
Cost of an Elevation Certificate in Tennessee
Tennessee property owners typically pay $300 to $600 for an elevation certificate prepared by a licensed land surveyor. The cost depends on several factors:
- Location and accessibility. Urban lots in Nashville or Memphis are often faster to access and measure than rural properties with difficult terrain or limited road access.
- Terrain complexity. East Tennessee properties in hilly or mountainous areas may take longer to survey, pushing costs higher.
- Surveyor workload. In flood-prone areas after major rain events or before insurance renewal deadlines, demand for elevation certificates spikes. Prices can run $50 to $100 higher during peak periods.
- Existing records. If a recent elevation certificate already exists for your property in municipal records, you may be able to use it at no cost. Contact your local floodplain administrator to check.
When You Need an Elevation Certificate in Tennessee
National Flood Insurance Program Coverage
If your property is in a FEMA Special Flood Hazard Area (SFHA), typically shown as Zone AE, A, VE, or V on Flood Insurance Rate Maps, your lender will require NFIP flood insurance. To rate that policy accurately, insurance agents use the elevation certificate. Without one, FEMA uses standard rates that are often higher than what an accurately rated property would pay.
Building Permits in Flood Zones
Many Tennessee counties and municipalities require an elevation certificate before issuing a permit to construct or substantially improve a building in a Special Flood Hazard Area. The permit process checks that the lowest floor of the new structure meets or exceeds the required elevation above the BFE, typically one to two feet above BFE depending on local ordinance. After construction, a post-construction elevation certificate is required to confirm the building was built to those specifications.
LOMA Applications
If FEMA's flood map shows your property in a flood zone but your building or land actually sits above the BFE, you may be eligible for a Letter of Map Amendment to remove your property from the SFHA. A licensed surveyor prepares the elevation certificate as part of the LOMA application, submitted through FEMA's online MT-EZ or MT-1 form process. A successful LOMA can eliminate the mandatory flood insurance purchase requirement, saving hundreds of dollars per year.
Refinancing or Selling
When refinancing a home near a flood zone, lenders sometimes request an updated elevation certificate to confirm the flood insurance rating is accurate. Buyers in flood-prone areas increasingly request elevation certificates during due diligence as well, particularly in markets along the Cumberland River, Tennessee River, or in the Memphis area near the Mississippi.
Tennessee Flood Zones and At-Risk Areas
West Tennessee: Mississippi River and Tributaries
West Tennessee has the highest concentration of FEMA-mapped flood hazard areas in the state. Shelby County (Memphis) and its surroundings sit near the Mississippi River floodplain. Fayette, Haywood, Lauderdale, and Tipton counties all contain significant acreage in Zone AE. Properties near the Wolf River, Loosahatchie River, and Hatchie River corridors are common candidates for elevation certificates.
Middle Tennessee: Cumberland River and Tributaries
The Cumberland River runs through Nashville and Davidson County, with significant flood history. The 2010 Nashville flood demonstrated how widespread SFHA designations are in Middle Tennessee. Counties along the Cumberland and its major tributaries, including the Red River in Montgomery County and the Stones River in Rutherford County, have substantial flood zone acreage. FEMA has remapped much of Middle Tennessee in the years since 2010, and some Davidson County residents have found their flood designations changed.
East Tennessee: Tennessee River and Mountain Streams
The Tennessee River and its tributaries, including the Clinch, Powell, and Holston rivers, create flood hazards across East Tennessee. Knox County near the Holston River confluence and Loudon and Roane counties along the Tennessee River are common areas for elevation certificate requests. Mountain streams in the Smokies region can also cause localized flooding despite not always being mapped on FEMA panels.
How to Get an Elevation Certificate in Tennessee
Step 1: Check for an Existing Certificate
Before paying for a new elevation certificate, contact your local floodplain administrator. In most Tennessee cities and counties, the floodplain administrator works in the building or planning department. Some municipalities, especially those that have participated in FEMA's Community Rating System, maintain files of elevation certificates for properties in flood zones.
You can also check with your title company or ask the previous owner if one was prepared at purchase or construction.
Step 2: Check Your Flood Zone
Use FEMA's Flood Map Service Center at msc.fema.gov to look up your property's current flood zone designation. Enter your address to see the Flood Insurance Rate Map panel for your area and identify your zone. Zone X (shaded or unshaded) indicates minimal or moderate flood risk. Zone AE or A indicates a Special Flood Hazard Area where flood insurance is typically required by lenders.
Step 3: Hire a Licensed Tennessee Surveyor
Only a licensed land surveyor, engineer, or architect may prepare and certify an elevation certificate. The FEMA form (Form 086-0-33) has sections that require a professional seal and certification. When calling surveyors for quotes, confirm they have experience completing elevation certificates and are familiar with the specific FEMA map panels for your county.
Step 4: The Field Visit
The surveyor visits your property to measure the elevation of defined reference points: the lowest floor (including basement), the lowest adjacent grade, and the lowest horizontal structural member if applicable. Modern GPS equipment allows precise elevation measurements referenced to the current vertical datum (NAVD 88).
Step 5: Use the Certificate
Once complete, provide the signed and sealed elevation certificate to your flood insurance agent and to your lender if one is involved. Keep a copy in your home files. If the results show your property is above the BFE, your agent can re-rate your flood insurance policy and you may see a reduction in premiums.
Finding a Surveyor for Your Elevation Certificate
Tennessee requires all land surveyors to be licensed through the Tennessee State Board of Examiners for Land Surveyors. When searching for someone to prepare your elevation certificate, look for a surveyor with specific experience in flood zone surveys and FEMA elevation work. The land surveyor directory lists licensed professionals across Tennessee, searchable by county, so you can find someone familiar with your local flood maps and terrain.