What Is an Elevation Certificate?
An elevation certificate is a FEMA-standardized document that records the elevation of a building's lowest floor, lowest adjacent grade, and other flood-relevant features relative to the Base Flood Elevation (BFE) on the applicable Flood Insurance Rate Map (FIRM). It is the primary document used to determine flood insurance rates for properties in or near Special Flood Hazard Areas.
In Washington, the certificate must be prepared and signed by a licensed Professional Land Surveyor, licensed engineer, or licensed architect. Most property owners hire a PLS because surveying elevation is core to their practice.
Elevation Certificate Cost in Washington
Elevation certificates in Washington typically cost $400 to $900 for a standard residential property. Properties with difficult access, complex site conditions, or locations near multiple flood zone boundaries may cost $1,000 to $1,500.
| Property Situation | Typical Cost |
|---|---|
| Standard residential property, easy access | $400 to $700 |
| Property with complex access or terrain | $700 to $1,200 |
| Coastal or tidally influenced property | $800 to $1,500 |
| Commercial property | $1,000 to $2,500+ |
The cost of the elevation certificate should be weighed against potential premium savings. In many cases, a property owner pays $500 for a certificate and saves $500 to $2,000 or more per year in flood insurance premiums. The certificate typically pays for itself in the first year.
Flood Risk in Washington State
Washington has significant flood exposure across multiple regions and flood types. Understanding the specific flood risk in your area helps explain why elevation certificates matter here.
Western Washington Coastal and River Flooding
Puget Sound shoreline properties in King, Pierce, Kitsap, and Snohomish counties face coastal flooding, storm surge, and saltwater inundation risk. Low-lying areas near Commencement Bay, Bellingham Bay, and Grays Harbor carry Special Flood Hazard Area designations. The coast south of Aberdeen and along Grays Harbor has some of the highest flood risk in the state.
River Flooding on Major Drainages
The Snoqualmie, Green, White, and Puyallup rivers flood regularly in wet years. Communities in the Snoqualmie Valley, including Carnation, Duvall, and Snoqualmie, see periodic major flooding. The Chehalis River basin in Lewis and Grays Harbor counties has experienced several significant flood events that prompted statewide debate about flood control infrastructure. Properties along these rivers often fall in Zone AE on FEMA's flood maps.
Eastern Washington Rivers
The Columbia and Yakima rivers and their tributaries carry flood risk in eastern Washington. Low-lying agricultural land near the Yakima River and properties in Benton and Franklin counties near the Columbia are in mapped flood zones. The Grand Coulee area and other eastern Washington river corridors have Zone A and Zone AE designations.
Tsunami Inundation Zones
Washington's Pacific Coast and portions of the Puget Sound shoreline are in tsunami inundation zones mapped by the Washington State Department of Natural Resources. Tsunami risk is distinct from riverine and coastal flood risk and is not addressed by FEMA FIRMs, but it represents an important hazard for coastal property owners to understand.
When You Need an Elevation Certificate in Washington
- Purchasing a home in a flood zone: Your lender will require flood insurance, and the insurer needs an elevation certificate to rate the policy. If the seller has one from a prior purchase, confirm it was prepared under the current FIRM for your community.
- Refinancing a property in a flood zone: Lenders refinancing federally backed mortgages on flood zone properties require active flood insurance. An elevation certificate helps ensure you are not overpaying for that coverage.
- Applying for a Letter of Map Amendment (LOMA): If your property is shown in a flood zone on FEMA's maps but your finished floor elevation is actually above the BFE, you may be eligible to apply for a LOMA to remove the mandatory insurance requirement. An elevation certificate is required to support the application.
- New construction in a flood zone: Washington requires that new structures in Special Flood Hazard Areas be built with the lowest floor at or above the BFE. A post-construction elevation certificate documents compliance.
- Reducing an existing flood insurance premium: If you have been paying flood insurance based on a flood zone designation without a certificate, getting one may reveal that your floor is significantly above the BFE, which could reduce your annual premium substantially.
How to Read FEMA Flood Maps for Washington Properties
FEMA's Flood Map Service Center at msc.fema.gov allows anyone to look up the FIRM for any address in the country. Enter your property address and the system returns the current effective flood map for your community.
Key flood zone designations to know for Washington:
- Zone X: Minimal flood risk. Outside the 500-year flood boundary. Flood insurance is not mandatory but may still be advisable.
- Zone AE: High risk. In the 100-year floodplain with a determined BFE. Mandatory insurance for federally backed mortgages.
- Zone A: High risk. In the 100-year floodplain without a determined BFE. Insurance is mandatory; the elevation certificate helps establish the relationship between your floor and the approximate BFE.
- Zone VE: Coastal high-hazard area with wave action. Higher insurance rates than Zone AE. Found along Washington's Pacific Coast.
Washington communities participate in FEMA's National Flood Insurance Program (NFIP). Many also participate in the Community Rating System (CRS), which gives policyholders premium discounts based on flood mitigation activities their community has undertaken. Ask your insurance agent whether your community has a CRS rating.
Getting an Elevation Certificate in Washington
Start by checking whether an elevation certificate already exists for your property. If the property has been sold in the past 10 to 15 years, the previous buyer may have commissioned one. Ask your title company or real estate agent to search the closing documents. If one exists but is based on an outdated FIRM, you may need a new one.
If you need a new certificate, contact a licensed Washington PLS who regularly performs elevation certificates. Confirm they have experience with the specific flood zone type on your property (riverine vs. coastal vs. Zone A without BFE). Ask for a written quote that includes all costs.
Find a Licensed Surveyor for Your Elevation Certificate
Our directory lists licensed Washington Professional Land Surveyors who prepare elevation certificates across the state. Search Washington surveyors by county to find experienced PLS firms near you.