Resolution 240-2015.
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MONROE COUNTY, FLORIDA
RESOLUTION NO. 240 - 2015
WHEREAS, Monroe County is currently a participating community in the National
Flood Insurance Program (NFIP) and is working on internal County policies to improve upon its
interpretation
• NFIP regulations; and
WHEREAS, Monroe County desires to become eligible to enter FE 's Community
Rating System (CRS); and
WHEREAS, Monroe County Code Section 122-2(c), in part, requires that in interpreting
other provisions of this chapter, the building official shall be guided by the current edition of
FEMA's 44 CFR, and FEMA's interpretive letters, policy statements and technical bulletins as
adopted by resolution from time to time by the board of county commissioners;
14LIA310NNI MIDIU1 NZ
Lei I)a
r
Section 1. Pursuant to Monroe County Code Section 122-2(c), the Board hereby adopts
FEMA Flood• lain Management Bulletin 467-1 "Elevation Certificate" dated May 2004, a copy
of which is attached hereto.
Section 2. The Clerk of the Board is hereby directed to forward one (1) certified copy of
this Resolution to the Building Department.
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BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
" �t
BY:
Mayor bTnnyj) Kolhage
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 16 1h of September, 2015.
Mayor Danny L. Kolhage Yes
Mayor pro tem Heather Carruthers
Commissioner Sylvia Murphy Tes
........ ..... . ..............
Commissioner George Neugent Yes
Commissioner David Rice
Floodplain Management Bulletin
r.
w w
This Floodplain Management Bulletin addresses frequently asked questions about the National
Flood Insurance Program (NFIP) Elevation Certificate. The bulletin addresses the following
questions:
Introduction ..................... 2
Frequently Asked Questions:
1) Are communities required to use the Elevation Certificate to verify compliance ? .......................2
2) Can the Elevation Certificate be used to determine the "as built" lowest floor of a
structure? ........................................................................................................ ............................... 3
3) What is the community's responsibility for ensuring the Elevation Certificate is accurately
completed? ...................................................................................................... ..............................6
4) Is it important for the datum used for the elevations obtained in section C of the Elevation
Certificate to be the same as the datum used for the Base Flood Elevation in section B.9? ........7
5) Why is it necessary to obtain the elevation of a crawlspace floor? ................. ..............................8
6) How can the elevation of a crawlspace floor be measured when the area is inaccessible? ...........
8
7) How should the total area of permanent openings for section C3.i) be calculated if the
openings include some type of cover? ............................................................ ..............................9
8) Why is elevation information needed for certain types of machinery and equipment in
section C3.e) of the Elevation Certificate? .................................................. ...............................
10
9) Why is it important for communities to ensure that all machinery and equipment
servicing the building is protected? .....................................•............................ ................---- ...........
11
10) What requirements apply to ductwork? ............................................................... ...............................
12
11) Can the community use the Elevation Certificate to document compliance for all
machinery and equipment servicing the building? ........................................ .............................13
12) Why does the Elevation Certificate request the elevation for "Highest Adjacent Grade"
and "Lowest Adjacent Grade "? Why doesn't the Elevation Certificate also request the
elevation for "Natural Grade "? • .......................................•---......................... ................--- ..........14
13) Is a survey required for Zone AO in order to complete the Elevation Certificate? ....................15
14) Is it necessary to capture the elevation of a sunken room on the Elevation Certificate? ............16
15) If the elevation of the slab foundation or other foundation was surveyed at the time it was
poured and no other changes have been made to the structure, is a final elevation
certification required after construction is completed? ................................. .............................16
16) Which diagram should be used for manufactured homes that have vinyl or aluminum
skirting? ....................................... ....................................................... ............................... ... .......18
17) Are Elevation Certificates required for accessory structures, such as a detached garage or
astorage shed? ............................................................................................... .............................18
18) If an Elevation Certificate is prepared as part of a request for a Letter of Map Amendment
(LOMA) or Letter of Map Revision based on fill (LOMR -F), but a Base Flood Elevation
is not available in a Zone A, how can a Base Flood Elevation be obtained? . .............................19
Further Information, Comments, and Ordering Information ..................................... ...............................
20
..
Xationai Flood Insurance Program Floodplain Manage_ Bulletlij
M i •
The Elevation Certificate (FEMA Form 81 -31) is an important administrative tool of the NFIP. It is
used to determine the proper flood insurance premium rate; it can be used to document elevation
information necessary to ensure compliance with community floodplain management regulations; and it
may be used to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision
based on fill (LOMR -F). This Floodplain Management Bulletin addresses frequently asked questions
about completing and using the Elevation Certificate.
This bulletin is primarily intended to assist local floodplain management officials with responsibility for
administering the community's floodplain management ordinance and to assist land surveyors,
architects, and engineers who are authorized by law to certify elevation information on the Elevation
Certificate. Insurance professionals who use the Elevation Certificate for insurance rating purposes may
also find this bulletin useful. The information contained in this Floodplain Management Bulletin is not
intended to replace the Instructions section of the Elevation Certificate, but to supplement them.
Because a FEMA Elevation Certificate is needed before most flood insurance policies can be issued
under the NFIP, communities are encouraged to obtain and maintain Elevation Certificates so that
residents and businesses can easily obtain flood insurance. In order to participate in the NFIP
Community Rating System (CRS), communities must require and maintain the Elevation Certificate for
all new and substantially improved structures.
References are made throughout this bulletin to various sections in the Elevation Certificate. You can
obtain a copy of the Certificate through the Federal Emergency Management Agency (FEMA)
Distribution Center or obtain a copy of the Certificate at the website
hto./Arainin ,nflpstat.com/cesurveyoT/ This is also the website for the Elevation Certificate tutorial.
Frequently Asked Questions
1) Are communities required to use the FEMA Elevation Certificate to verify
compliance?
The NFIP regulations do not mandate that a community participating in the NFIP use a specific form
for keeping building elevation records. Under the NFIP, communities are required to obtain the
elevation of the lowest floor (including basement) of all new and substantially improved structures and
maintain a record of all such information [44 CFR 60.3(b)(5)]. The community's permit files need an
official record that documents to what height new buildings and substantial improvements in the
Special Flood Hazard Area were elevated. This record is needed to show that buildings constructed in
the floodplain are compliant with the community's floodplain management ordinance. While
communities can create their own forms for documenting elevation information, communities are
encouraged to use the FEMA Elevation Certificate for documenting the elevation of various building
elements (section C of the Elevation Certificate) and for documenting building compliance including
the lowest floor determination (section G of the Elevation Certificate which is the Community
Information section). The advantage of using the Elevation Certificate is that it will help the property
owner in obtaining flood insurance since this form is used in determining a flood insurance rate.
In order to participate in the CRS, communities are required to obtain and maintain completed FEMA
Elevation Certificates for all buildings constructed or substantially improved in the Special Flood
Hazard Area after the community's initial date of application for the CRS. Credit is provided to CRS
communities that maintain Certificates for all new and substantially improved buildings. A software
10- F U NITIER
.. ..
program has been developed to enter EIevation Certificate data into an electronic database using a
personal computer. Additional credit is available to CRS communities that maintain EIevation
Certificates in a computerized format and provide a disk of the Elevation Certificate data to FEMA
each year. You can obtain the software by writing or emailing your request to:
The National Flood Insurance Program E -mail: NFIPI CI S9IOmCOM
Community Rating System (NFIP /CRS)
P.O. Box 501016
Indianapolis, IN 46250 -1016
2) Can the Elevation Certificate be used t d- .
of i
The local official can use the guidance in Figure 1 on the following pages to help determine which Ievel,
based on the elevation infonmation provided in section C of the Elevation Certificate, is the lowest floor.
However, the local official should not rely solely on the Elevation Certificate for determining the lowest
floor without inspecting the building site and without discussions with the permit applicant. Although
section C of the Elevation Certificate records the elevation of the various building floors and
components, this section does not specifically identify the "as built" lowest floor of the building or
indicate whether the building, as constructed, complies with the community's floodplain management
regulations. The determination of the "as built" Iowest floor for compliance with the community's
floodplain management ordinance is the responsibility of the local floodplain management official. The
most effective way to ensure compliance is to inspect the site frequently during construction. This is
particularly important in the early phases of work on a building because that is when errors in the
elevation of the lowest floor can be found and most easily corrected.
The "Diagram Description" in the left hand column below refers to the eight Diagrams included in the
Instructions for the Elevation Certificate. The "As Built Lowest Floor Determination" in the right hand
column refers to the location that should be the lowest floor based on the type of building for which an
"as built" determination is being made. The local official can document the "as built" lowest floor in
item G8. of the Elevation Certificate (section G) or can document the "as built" elevation information
on other community permit forms. Communities should also conduct the appropriate inspections to
verify the elevation information and other information on the Elevation Certificate and to determine the
building's lowest floor to ensure that the building complies with the community's floodplain
management regulations (See Question IS).
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Flo lain Management Bulletin
Diaararn Description:
Diagram 1: Slab-on-grade buildings.
:TMGdT 7,73 97 -
T 3: Split-level slab-on-grade
buildings.
- : if 0 . - 4 - 4 ^
basement).
V Zones: See Note 1.
V Zones: See Vote 1.
A Zones: C3.a, top of bottom floor (includjZy
basement).
V Zones: See Note 1.
Diagram 5: Buildings elevated on piers A Zones: C3.a, top of elevated floor .
posts, piles, columns, or parallel shear V Zones: Ox, bottom of lowest horizontal
walls (no obstructions, but open lattice structural member.
and/or screening is permissible.)
posts, piles, columns, or parallel shear
walls with full or partial enclosure.
V Zones: If the enclosure's walls are break
away AND the enclosure is used
solely for parking, building access, or
storage (see Note 3): Ox, bottom of
lowest horizontal structural member
of the elevated floor.
If the enclosure's walls are NOT
A
All
Continued on next page
Dianram Description:
Diagram 7: Buildings elevated on
1240Z
or full enclosure.
Diagram 8: Buildings elevated on
crawlspace. (See Note 4 on
differentiating between a
crawlspace and a basement.)
Attached Garage (when garage floor is
below the Base Flood Elevation):
FWWXOTsTWMI5IF"r4M, IMMIETTIgn
based on the "as built" lowest floor, it is not a
compliant building unless the equipment is
properly elevated or floodproofed.
See also Protecting Building Utilities From Flood
Damage, FEMA 348,2000.
Continued on next page
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National Flood Insurance Program Floodplain Management Bulletin
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the enclosure is 300 square feet or more.
C-) What is the community's responsibility for ensuring the Elevatior
Certificate is accurately completed?
1) For any inaccurate or incomplete information in items C3.a)-d), f), or g), the local official
should request a new Elevation Certificate. If the local official uses elevation information taken
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National Flood Insurance Program Floodplain Management
from other documentation that has been signed and embossed by a licensed surveyor, engineer,
or architect who is authorized by state or local law to certify elevation information to complete
section C, the local official needs to ensure the certified elevations are accurate and complete
before entering them in section C. If not, the local official should request new certified
elevations. Note: If the community uses elevation information taken from documentation other
than the FEMA Elevation Certificate, the local official should check the box in GI. on the
Elevation Certificate and indicate in the comment section the source of the elevation data.
2) The local official can do the following if incomplete or inaccurate information is found in
sections A, B, or C1, C2, and C3.e), h) and i). Note: The local official should not mark up
the form with the correct information because the information in sections A, B and C is
certified by a land surveyor, engineer, or architect who is authorized by law to certify
elevation information.
a) The forms may be returned to the surveyor with instructions on what needs to be changed
or corrected;
b) The local official can prepare a separate memo with the correct information and attach the
memo to the form. When the Certificate is provided to an inquirer, the memo must be
included with it; or
c) The local official can note the changes or corrections in section G of the Elevation
Certificate under Comments.
3) If the community uses Elevation Certificate software or maintains the elevation information in
a database, the community can correct sections A and B, and subsection C 1, C2, and C3.e), h),
and i) when the data from the Certificate is entered into the Elevation Certificate software or
database. It must be noted in section G what changes were made to the original paper copy.
The local official should check item G1 when data are entered into database or elevation
certificate software. The community will still need to keep the original Certificate, but can
hand out copies printed from the corrected electronic version.
It should be noted that the community assumes responsibility for the accuracy of the changes it
makes. Therefore, data entry for electronic versions should be double- checked.
One way communities can ensure that Elevation Certificates are accurately filled out is to complete
sections A and B at the time of the permit application. The partially completed form can then be
given to the surveyor who can then focus on completing the surveyed information in section C. If a
community does complete section A and B, the surveyor should note in the comment section that
the surveyor's certification is limited to section C.
4) Is it important for the datum used for the elevations obtained in section C
of the Elevation Certificate to be the same as the datum . for
Flood Elevation in section B.9?
Yes. If the datum for the elevations in items C3.a) -g) are not properly converted when necessary, it
could result in an inaccurate determination of compliance by the local floodplain management
official or it could result in an inaccurate flood insurance rate. In item B 1. of the Elevation
Certificate, the elevation datum (either NGVD 1929 or NAVD 1988) to which the Base FIood
Elevations on the applicable FIRM are referenced should be indicated. All elevations in section C
must be referenced to the datum on which the Base Flood Elevation is based. If a datum conversion
I; T.TxLWII
Flood Insurance Program Bulletin
is necessary, show the field measurements and datum conversion calculation in section C or in the
Comments of section D or G, as appropriate.
6} Why is it necessary to obtain the elevation of a crawispace floor?
It is very important that the elevation of the crawlspace floor be obtained so that, in the case of new
or substantially improved construction, the community can determine compliance of the building
with the community's floodplain management ordinance and the insurance agent can properly rate
the structure for flood insurance.
It is recognized that surveyors may not have access to some crawlspaces in buildings due to height
restrictions or lack of an access door and may not be able to shoot an elevation of the interior floor of
the crawlspace.
If the surveyor has limited access to the crawlspace, such as in the case of the building in Figure 2, and
is unable to shoot an elevation of the floor of the crawlspace [C3.a)], the surveyor can do the following:
a. Use a yardstick or tape measure to check the floor height to the next highest floor, and then subtract
the crawlspace height from the elevation of the "next higher floor" [C3.b)]. Provide the elevation in
the comment section only and provide a brief description of how the elevation was obtained.
b. Contact the local floodplain administrator for the community that the building is located in. The
community may have documentation of the elevation of the crawlspace floor as a part of the permit
process for the building. Provide the elevation in the continent section and provide a brief
description of how the elevation was obtained.
c. If the property owner has documentation or knows the height of the crawlspace floor to the next
higher floor, try to verify this by looking inside the crawlspace through any openings or vents. If
information appears to be reliable, provide the elevation in the comment section and provide a brief
description of how the elevation was obtained.
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Aational Flood Insurance Program Floodplain Management BulletL
Letters equate to items
in Section C3. of the
Elevation Certificate:
a) Top of bottom floor
b) Top of next higher
floor
f) Lowest adjacent
grade
g) Highest adjacent
grade
h) No. of permanent
openings
i) Total area of all
permanent openings
in square inches.
NOTE: For all three suggestions above, under subsection C3.a) Top of bottom floor (including
basement or enclosure) of the Elevation Certificate, the surveyor should indicate the following: "See
comments section."
openings 7) How should the total area of permanent openings for section C3.1) be
calculated if the
Buildings constructed on extended foundation walls or that have other enclosures below the Base
Flood Elevation in A Zones are subject to flood forces that include hydrostatic pressure of
floodwaters against the foundation or enclosure walls. If the walls are not designed to withstand
hydrostatic pressure, they can be weakened or can fail causing damages to the building. The NFIP
Regulations at 44 CFR 60.3(c)(5) require that foundation and enclosure walls of buildings
constructed in A Zones contain openings (flood vents) that will permit the automatic entry and exit
of floodwaters. These openings allow floodwaters to reach equal levels on both sides of the walls
and thereby lessen the potential for damage from hydrostatic pressure. Under the NFIP, the
following requirements must be met for all new or substantially improved A Zone buildings that
have enclosed areas below the Base Flood Elevation:
• There must be a minimum of two openings and the openings should be on different sides of
each enclosed area. If a building has more than one enclosed area, each area must have
openings on exterior walls to allow floodwater to directly enter.
• The total net area of all openings must be at least 1 square inch for each 1 square foot of
enclosed area.
• The bottom of each opening can be no more than 1 foot above the adjacent grade.
In situations where it is not feasible or desirable to meet the openings criteria stated above, a design
professional (registered architect or engineer) may design and certify the openings. See Technical
Bulletin 1 -93 on Openings in Foundation Walls for Buildings Located in Special Flood Harzard
Areas (FIA -TB -1) for additional guidance on the openings requirement. In all cases, any grates,
louvers, grills, bars, or other opening covers must not block or impede the automatic flow of
floodwaters into and out of the enclosed area.
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National Flood Insurance Program Floodplain Management Bullet:2
Item C3.h) of the Elevation Certificate asks for the number of permanent openings in the walls
supporting the building that are no higher than I foot above the adjacent grade and item C3.i) asks
for the total area of all such openings in square inches. If there are no permanent openings within I
foot above the adjacent grade, "0" (zero) should be entered in items C3.h) and i). Also, the surveyor
should note in the Comments section whether the openings are in the foundation walls of the
building and/or in the walls of any attached garage.
When there are grates, louvers, grills, or other opening covers as indicated in Figure 3, the surveyor
can estimate the net open area in the flood vent (total area of all permanent openings in square
inches). If the size of the openings, excluding any grates, louvers, grills, or other covers, cannot be
estimated, the surveyor can measure the size of the opening, without consideration to the existence
of any covers, and indicate in the comment section the type of opening cover that exists. It is the
community's responsibility and not the surveyor's to determine whether the size, number, and
location of the openings meet the requirements of the community's floodplain management
ordinance.
8) Why is elevation information needed for certain types of machinery and
equipment in section C3.e) of the Elevation Certificate?
Because the area below the lowest elevated floor of an elevated building is exposed to floodwaters,
there is limited flood insurance coverage in this area for Post-FIRM (Flood Insurance Rate Map)
buildings located in zones Al-A30, AE, AH, AR, AR/A, AR/AE, AR/AH, AR/AI-A30, Vl-V30, or
VE. Flood insurance is provided for foundation elements that support the building, access stairs, and
certain machinery and equipment items that are considered essential building elements located in
enclosed areas below the lowest elevated floor of elevated buildings. The machinery and equipment
items include a furnace, water heater, heat pump, air conditioner, and elevator. No coverage is provided
for enclosures and only limited coverage is available for personal property contained therein.
For flood insurance purposes, the underwriter needs to know the lowest elevation of at least one
covered machinery and equipment item in order to determine if a rate loading or surcharge is necessary.
. - I
National Flood Insurance Program .,. Management
Thus, the Elevation Certificate requires that the surveyor provide the elevation of the one machinery
and equipment item if it is a furnace, hot water heater, heat pump, air conditioner, or elevator in C3.e)
that has the lowest elevation and indicate the type of machinery and equipment surveyed in section D.
An insurance rate loading is determined based on the elevation of the machinery and equipment item
that is below the Base Flood Elevation. Additional information about other machinery and equipment is
obtained on Part II of the Flood Insurance Application.
Note that the lowest elevation of machinery and equipment is needed whether the machinery and
equipment is located inside or outside of the footprint of the building. For example, if the slab for
an air conditioning condenser unit is the lowest elevation of covered machinery, then that is the
elevation that should be documented in C3.e). However, the local floodplain management official is
required to ensure that all machinery and equipment servicing the building are protected from flooding
(See Questions 9 and 10). While the Elevation Certificate requires the elevation of only one machinery
and equipment item, Question 11 addresses how community officials can ensure that all machinery and
equipment is protected in accordance with the community's floodplain management ordinance and how
compliance of these items can be documented.
Why is it important for communities to ensure that all machinery and
equipment servicing the building is protected?
Protecting a building from flood damage means more than elevating the lowest floor to or above the
Base Flood Elevation. Sections 60.3a(3)(ii) and (iv) of the NFIP regulations require that buildings "Ci)
be constructed with materials resistant to flood damage" and "(w) be constructed with electrical,
heating, ventilation, plumbing, and air conditioning equipment and other service facilities that are
designed and/or located so as to prevent waterfrom entering or accumuhding within the components
during conditions offlooding."
Flood insurance claims as well as post - disaster assessments have shown that significant damage to the
machinery and equipment servicing the building (e.g., furnaces, hot water heaters, air conditioners, fuel
systems, electrical receptacles, ductwork, and insulation) can occur due to improper design and location
of these systems below the Base Flood Elevation. Floodwater often contains dissolved chemicals, silt,
suspended solids, and floating debris. Moving floodwater exerts pressure on everything in its path, and
causes erosion of soil and scour around solid objects.
With such destructive characteristics, floodwaters present many hazards to the often - fragile components
of building support utility systems including corrosion, contamination, flotation, dislocation, and other
physical damages. Improperly designed or located machinery and equipment below the Base Flood
Elevation that become dislodged can also increase damages to the structure itself even though the
building's lowest floor was high enough. In addition, mold, mildew and fungus accumulating in flood
damaged air passageways, such as ductwork, often can lead to serious health issues for residents or
occupants of the structure. As a result, improperly designed and located machinery and equipment can
result in increased costs and potentially extensive repairs. If the machinery and equipment servicing the
building is damaged or destroyed, the building may be unusable for days or even longer.
Page 11 of 20
National Flood Insurance Program Floodplain Management Bulletin
In A Zones, utilities and equipment must be either elevated to or above the Base Flood Elevation or
made watertight to the Base Flood Elevation so that the components are protected from flood damages.
In V Zones, utilities and equipment must be elevated to or above the Base Flood Elevation. If not, then
the building is not in compliance with the NFIP floodplain management regulations.
10) What requirements apply to ductwork?
One question that gets frequently raised is related to the requirements that apply to ductwork. Ductwork
must be either elevated above the Base Flood Elevation or if ductwork is located below the Base Flood
Elevation, it must be made watertight to prevent water from entering or accumulating within the system
components when inundated by floodwaters.
Equipment and the supporting distribution system should be elevated such as in Figure 4 or, as an
alternative, property owners and builders should consider locating ductwork in the attic as indicated in
Figure S.
Figure 6. Compliant machinery and
equipment.
Ductwork
located
in attic
Ductwork may only be located below the Base Flood Elevation in new or substantially improved
structures in a Special Flood Hazard Area as shown in Figure 6 if it is made watertight. This technique
(making ductwork watertight) is only allowed in A Zones. Although it is possible to design and
construct ductwork so that it is watertight to keep floodwater from entering the system components, this
technique is not commonly used. In V Zones, ductwork must be elevated to or above the Base Flood
Elevation.
Ductwork that is not elevated to or above the Base Flood Elevation or is not made sufficiently
watertight to keep floodwater from entering the system components is considered non - compliant as
shown in Figure 6.
National Flood I nsurance Program Floodplain Management
For additional guidance on protecting utilities
and other equipment servicing the building
from flood damage, see FEMA manual,
Protecting Building Utilities from Flood
Damage, FEMA 348. This document reviews
principles and practices for the design and
construction of flood resistant building utility
systems including ductwork and other
equipment from flood damage.
The community can use the Elevation Certificate to document compliance of all utilities, ductwork,
machinery, and equipment or the community can use its own forms to document compliance. The
following steps are recommended to communities to ensure that all machinery and equipment are in full
compliance with the NFIP.
Review your community's floodplain management ordinance and verify that it clearly requires
elevation and protection of utilities, ductwork, machinery, and equipment to or above the Base
Flood Elevation. If not, the floodplain management ordinance should be revised to include these
requirements. If in doubt, ask your community's legal counsel whether the ordinance can be
interpreted as providing this protection or check with the FEMA Regional Office or the State
Coordinator for the NFIP.
Review your permit application and inspection procedures to determine the best way to ensure that
the requirement is being met. This may necessitate procedural changes such as additional
information on the permit application form, additional plans provided by the permit applicant, an
addition to a field inspection checklist, and/or a photograph for the record at the time of the final
inspection.
• Discuss the matter with local builders and architects as necessary. Refer them to FEMA's manual,
Protecting Building Utilities from Flood Damage, FEMA 348.
• Make sure the building plans clearly indicate that the building's utilities, ductwork, machinery, and
equipment, such as furnaces, water heaters, heat pumps, air conditioners, and elevators and their
associated equipment, will be properly elevated or that the components located below the Base
Flood Elevation will be protected such that floodwater is prevented from entering or accumulating
within the system components (watertight) (allowed in A zones only) before issuing the permit.
• Inspect the location of all utilities, ductwork, machinery, and equipment during the course of
construction and make a final inspection after construction is completed to ensure that these items
comply with the community's floodplain management regulations.
'4ational Flood Insurance Program ..ra ■
Make sure that the community records show that utilities, ductwork, machinery, and equipment
have been properly elevated or made watertight (A zones only) once construction has been
completed. Elevation of these items can be documented in the following ways:
o The community can document elevation of utilities, ductwork, machinery, and
equipment on the community inspection records. The final inspection records can note
that the bottom of the items, such as ductwork, are "X" feet above or below the lowest
floor or the actual elevation can be used;
o The community can document compliance of utilities, ductwork, machinery, and
equipment in the Comments area of section G of the Elevation Certificate. The
community can note in section G that the bottom of these items, such as ductwork, is
"X" feet above or below the lowest floor or the actual elevation of these items can be
used; or
o The Elevation Certificate for finished construction requires the surveyor to enter the
lowest elevation of one machinery or equipment item — a furnace, water heater, heat
pump, air conditioner, or elevator — located in an attached garage or enclosure or on an
open utility platform that provides utility services for the building in C3.e). If there is
more than one machinery and/or equipment item, the community can require the
surveyor to document the elevation of all machinery and equipment and list the type of
machinery and equipment in the Comments area of section D when the Elevation
Certificate is being used to document compliance. However, the community must still
verify through inspections that all machinery and equipment comply with the
community's floodplain management regulations.
NOTE: Ductwork is not included in machinery and equipment that the surveyor must
capture in C3.e) of the Elevation Certificate. However, the community can ask the
surveyor to document the elevation of the bottom of the ductwork in section D of the
Elevation Certificate or a community can document the elevation of ductwork in the
community's inspection records or in section G of the Elevation Certificate.
Where component protection is used for utilities, ductwork, and other machinery and equipment,
the community should require documentation on the plans and indicate in the inspection records
that these items have been designed and constructed so as to prevent floodwaters from entering or
accumulating within the components during conditions of flooding (watertight).
Both the highest adjacent grade and the lowest adjacent grade are included in section C3. because it
provides a clearer picture of how the building is constructed relative to the terrain. It also helps to verify
that the diagram number chosen for the building is most similar to the building surveyed. This is
particularly important for insurance rating since the underwriter at the insurance company will likely
never see the building.
In Zones A 1 -30, AE, AH, AO, A (with a Base Flood Elevation), VE, VI -30, V (with a Base Flood
Elevation) AR, AR/A, AR/AE, AR/A1 -30, AR/AH, and AR/AO, natural grade information should be
obtained by the community as part of the floodplain development permit application. The natural grade
information should be obtained at this stage before any permit is issued in order to determine the
Page 14 of 20
relationship between the natural ground and the Base Flood Elevation. This information is necessary in
order to determine how high the building ultimately needs to be elevated. This information can be
obtained from topographic information or from spot elevations obtained as part of site plans or drainage
plans.
The community should document the natural grade information on the permit application or in section
G of the Elevation Certificate. If the Elevation Certificate is used as part of the permit application and
the building elevation is based on construction drawings, then the "Construction Drawings" box should
be checked under item C 1. of the Elevation Certificate.
requir 13) Is a survey for Zone AO in order to complete Ele vation
No. Section C, which must be completed and certified by a surveyor, is not required for Zone AO.
Only sections E and F are required to be completed. The information in section E is all that is
needed in order to rate the structure for insurance purposes provided that sections A and B are also
completed. However, if the elevations are intended for use in supporting a LOMA or LOMR -F,
section C must be completed with certified elevations.
Although a survey is not required for Zone AO to complete the Elevation Certificate, the local
floodplain management official must take appropriate actions to ensure that the structure is built in
compliance. In Zone AO, all new and substantially improved buildings must have the lowest floor
(including basement) above the highest adjacent grade at least as high as the depth number
specified in feet on the community's FIRM (at least two feet if no depth number is specified) [44
CFR 60.3(c)(7)]. Under the NFIP, highest adjacent grade means "the highest natural elevation of
the ground surface prior to construction next to the proposed walls of a structure." (44 CFR
59.1).
In order to ensure that a building in Zone AO is properly elevated, the community will have to
determine that the lowest floor (including basement) is above the highest adjacent grade at least as
high as the AO Zone depth. This may include reviewing grading plans and looking at topographic
information before the building is constructed, and conducting inspections during the course of
construction and before the building is occupied.
As part of the administration of the community's subdivision ordinance, a community may already
be requiring grading plans and other site information in which the elevation of the ground is
provided as part of the subdivision review. The local floodplain management official should check
the ground elevation information as part of the permit process in an AO Zone so that it can be used
later to determine whether the lowest floor is above the highest adjacent grade at least as high as the
AO Zone depth. The community should document the ground elevation information in the
floodplain development permit file or in section G of the Elevation Certificate.
If the community does not require a site plan or grading plan, the community could require 4
survey of the ground elevation, check topographical information, if it is available and is sufficiently
detailed, or require the builder to place a reference mark on the site so that the local official can
determine that the building is elevated on fill to or above the required number of feet above natural
grade.
Communities shall not base their lowest floor determination on the completion of section E by the
property owner or his or her agent. Under the NFIP, it is the community's responsibility to ensure
that the building is built according to the permit application. The local floodplain management
I; _�T.Tii&In* �+
Will
official should conduct a sufficient number of inspections to ensure that the building is built in
compliance.
14) Is it necessary to capture the elevation • . on
Elevation
Yes. The elevation of a sunken room or a sunken area within a room should be captured on the
Elevation Certificate in item C3. of the Elevation Certificate at either C3.a) "Top of the bottom
floor" or C3.b) "Top of next higher floor" depending on its location above or below other floors
such as a basement. The floor of the sunken room could be considered the "lowest floor" under the
community's floodplain management ordinance depending on its location relative to other floors.
The sunken room could also be considered the "lowest floor" for insurance rating purposes.
If the sunken room is below grade on all four sides as illustrated in Figure 7, it is considered a
basement and Diagram 2 should be selected for item C2. of the Elevation Certificate.
Figure 7. Building with e Room
Letters equate to items in
d
Section C3. of the
Higher Floor Elevation Certificate:
a) Top of bottom floor
Next Higher Floor Bottom door (include basement or
(Sunken R oom Bas ement' enclosure)
b) Top of next higher floor
' f) Lowest adjacent grade
' { g) Highest adjacent grade
k Y ,sy
certification 15) If the elevation of the slab foundation or other foundation was surveyed
at the time it was poured and no other changes have been made to the
structure, is a final elevation • • after construction
completed?
Yes. Once construction of the building is completed, the community must obtain "as built"
elevation information on the building to determine whether the building is compliant in accordance
with 44 CFR 60.3(b)(5)(i). As indicated in question 1, there is no mandated form — the community
can use its own form or the Elevation Certificate to document the "as built" elevation information.
These elevations need to be surveyed by a surveyor, engineer, or architect who is authorized by law
to certify such elevation information. Use of a tape measure is not sufficient for determining "as
built" elevation information and cannot be used for completing section C of the Elevation
Certificate for the various floor elevations of the building required on the Certificate.
The "as built" elevation information must be obtained before an occupancy permit is issued. While
construction is underway and changes can be more easily made to bring the building into
compliance, the community should still verify that the building is elevated to the proper elevation
and that other building elements will be protected from flood damages. Community floodplain
management officials should not assume that construction and development will proceed as spelled
out in the approved permit. The most effective way to ensure compliance is to inspect the building
• =.. '. .' a =4 �
site frequently during construction. A series of at least three inspections is recommended for any
project that involves construction of a building in the floodplain.
The first inspection should be done before the ground is broken to determine that the site as
identified on the permit application and proposed plans are consistent with actual ground
conditions. This provides the local official an opportunity to check the floodplain/floodway
boundaries, any setback tines, channel banks, etc.
A second inspection is recommended just before installation of the lowest floor to ensure that this
floor will be built at the elevation stipulated in the permit application, and the foundation is the type
specified in the plans. The type of foundation may dictate the schedule for this inspection. For
example, if the building has a slab foundation, the inspection is best done when the forms are
placed. If the forms for the slab are high enough, the local official can approve pouring the slab. In
another example, if the building has an elevated foundation, (e.g., crawlspace), the inspection is
best done when the foundation is completed. If the top of the foundation of the crawlspace is high
enough, the local official can approve placement of the floor.
Making sure the lowest floor is properly elevated is the key to the entire floodplain construction
process. The floor elevation can be checked during the second inspection in a couple of ways. The
local official can require the builder to obtain a certification of the floor elevation or alternatively,
the local official can use a hand level to determine whether the lowest floor will be as high as the
reference mark established by the builder's surveyor before construction began. This reference
mark could be located on a nearby stationary object such as a telephone or light pole or the
surveyor could establish the reference mark on a stake. Use of a hand level will give the local
official a rough estimate that the building will be constructed to the correct elevation. However, it is
not as accurate an elevation as a survey.
During the second and later inspections the local official should also begin checking other building
elements against the permit and the plans, such as whether the fill meets necessary compaction,
slope, and protection requirements; the location of utilities are being properly protected; and if any
openings are required, they are of the appropriate number and size and are located at the
appropriate height above grade.
The local official should conduct a final inspection and obtain the "as- built" elevation certification
to determine if the lowest floor is at the proper elevation. This inspection should be done as the
project nears completion and before the certificate of occupancy or certificate of compliance is
issued. The "as built" certification can be documented on the Elevation Certificate or on the
community's own forms or on the plans. During this final inspection, all building elements (such as
enclosures, openings, utilities, ductwork, machinery and equipment, breakaway walls, and
anchoring) need to be thoroughly inspected to ensure that they comply with the community's
floodplain management regulations.
For insurance purposes, for a building under construction, the survey should include only the
elevations surveyed in items C3.a) -g). The remaining elevations, if applicable, should be obtained
from the construction plans or drawings and entered as Comments in section D. Buildings in the
course of construction are rated the same as completed construction. A renewal application and a
new Elevation Certificate are required at renewal time once the building has been completed. The
new Elevation Certificate should then be based on "Finished Construction" in item C 1.
Page 17of20
16) Which diagram should be used for manufactured homes that have vinyl
or aluminum skirting?
If the vinyl or aluminum skirting is purely for decorative purposes, the skirting can be disregarded
and Diagram 5 can be used in both A and V Zones. However, if the area below the manufactured
home's lowest floor is enclosed by something other than vinyl or aluminum skirting, it may be an
enclosure in which case Diagrams 6 or 8 may be more appropriate. The surveyor can note in the
Comments section whether the manufactured home includes vinyl or aluminum skirting. Openings
are not required if vinyl or aluminum skirting is used.
The local official should document on the permit whether skirting will be used or whether the area
below the manufactured home's lowest floor will be an enclosure before issuing a permit. If an
enclosure is created below the manufactured home's lowest floor, the enclosure can only be used
for parking, access, or storage. If the manufactured home is located in an A Zone, the enclosed area
must include openings (44 CFR 60.3(c)(5)]. If it is located in a V Zone, the area below the lowest
horizontal structural member of the lowest floor must be either free of obstruction or constructed
with non-supporting breakaway walls, open-wood lattice-work, or insect screening intended to
collapse under wind and water loads without causing collapse, displacement, or other structural
damage to the elevated portion of the manufactured home or supporting foundation system [44
CFR 60.3(c)(5)].
17) Are Elevation Certificates required for accessory structures, such as a
detached garage or a storage shed?
If a community requires that an accessory structure must be elevated to or above a specified
elevation, then an Elevation Certificate or similar documentation will be needed to ensure that the
accessory structure was built in compliance. Communities may allow accessory structures that are
not elevated or dry floodproofed (made watertight) provided that they represent a minimal
investment and are designed to have a low damage potential with respect to the structure and
contents. These structures could include a two-car detached garage or smaller or a small shed.
Generally, a community should allow wet floodproofed accessory structures only through its
variance process unless it has established specific criteria in its floodplain management regulations.
If the community allows wet floodproofed accessory structures, a certification of the elevation of
the lowest floor to which the accessory structure is built is not required.
The Dwelling Form of the Standard Flood Insurance Policy written to cover a 1-4 family residence
also covers a detached garage on the lot, but the coverage is limited to no more than 10 percent of
the limit of the liability on the dwelling. Use of this insurance coverage is at the policyholder's
option but reduces the building limit of liability on the main building. in this case, an Elevation
Certificate is not required for the detached garage to be covered under the Dwelling Form.
If the property owner chooses to separately insure the detached garage under the Standard Flood
Insurance Policy, then an Elevation Certificate will be required. Also, an Elevation Certificate is
required if the property owner chooses to individually insure other accessory structures under the
Standard Flood Insurance Policy.
18) If an Elevation Certificate is prepared as part of a request for a Letter of
Map Amendment (LOMA) or Letter of Map Revision based on fill (LOMR-
F), but a Base Flood Elevation is not available in a Zone A, how can a
Base Flood Elevation be obtained?
2) Other Federal Agencies: Information regarding Base Flood Elevations may be obtained from
other Federal agencies involved in floodplain management. Some of the sources of Base Flood
Elevation data may include the U.S. Army Corps of Engineers, U.S. Geological Survey, or the
Department of Agriculture, Natural Resources Conservation Service.
3) FEMA may have detailed flood information that has not yet been incorporated into the
community's Flood Insurance Study. Data requests should be directed to the FEMA Map
Assistance Center at 1-877-FEMA NL4,P. In some circumstances FEMA can calculate a Base
Flood Elevation if the data to develop the Base Flood Elevation is available in the back-up data
to the Flood Insurance Study.
In some cases, a Base Flood Elevation may have to be developed for the building site by a
qualified engineer. A list of additional sources for existing data as well as guidance in
developing Base Flood Elevations can be found in the publication, Managing Floodplain
Development in Approximate Zone ,4Areas, A Guide for Obtaining and Developing Base (100 -
year) Flood Elevations, FEMA 265/July 1995
NOTE: If the Elevation Certificate is to be used to support a LOA or LOMR-F request, the
Certificate must be submitted along with the application, supporting data, signatures, and FEMA
review fees (only for LOMR-Fs), as appropriate, before the LO MA or LOMR-F can be processed.
4ational Flood Insurance Program Flood plain Management Bulletin
Any comments on the Floodplain Management Bulletin should be directed to:
FEMA
Mitigation Division
500 C St., SW
Washington, D.C. 20472
JR Copies of the Elevation Certificate and Instructions (FEMA Form 81 -31) and the above listed
publications are available from:
FEMA Distribution Facility
P.O. Box 2012, Jessup, MD
20794-2012.
FEMA's Distribution Facility also accepts telephone requests (1-800-480-2520) and facsimile
requests (301-362-5335).
a Copies of the Floodplain Management Bulletins can also be obtained from the appropriate FEI
regional office.