How Reliable Are Flood Elevation Certificates (For Flood Zones)?

[Ibrahim Hughes]

Hi everyone. We're looking at a property we're thinking about buying that is located in a Flood Hazard area (as designated by FEMA). However the owner of the house next door was able to get a flood elevation certificate showing that flood insurance was not required. They were then able to sell the property for top dollar within 30 days of being on the market. So we're hoping to get the same results when that same guy is hired to do our property (if no insurance is required then we'll go ahead with the purchase). Can anyone who has ever had this done or who knows anything about the process tell us if at $0 flood insurance required, it can be changed by FEMA in any way? We're talking to the Engineer now about this but wanted to see if there were any BP members out there experienced in this. Thanks in advance.

[Colleen F.]

Elevation certificates are required in flood zones now or if you don't get them you get the highest flood insurance rate. However do not suppose that the neighbors elevations will be yours. I am not an expert, I know this based on having a Sandy damaged property in NJ. The flood elevation certificate is based on the lowest finished (living area) of the home including some of the mechanicals. So a rough estimate of whether this is even viable is look at the buildings. If the neighbor is on a slab and you have a basement you are already several feet lower. If you have a house built in 1950 and he has one from 1980 I will bet you are lower. If your furnace is in the basement and his is on the first floor that makes a difference. If you have a sunken dining room and he does not that can make you in the flood zone. It also matters what the map says, are you closer to the water source then him or not. If the house is in Woodbridge, South Amboy, of Sayervilie make sure it is not targeted for Blue Acres