Flood Insurance and Letter of Map Changes
Updated on February 12, 2024
Effects of Flood Map Changes on Flood Insurance
If the FIRMs show a change in flood zone or base flood elevation, property owners are encouraged to discuss insurance requirements with their insurance agents and mortgage company or lender. If there is a mortgage on the building structure, the lender decides whether flood insurance is required or not. If there is no mortgage on the building structure, the need for flood insurance is up to the property owner.
FEMA has updated the National Flood Insurance Program's (NFIP) risk rating methodology through the implementation of a new pricing methodology called Risk Rating Method 2.0. This new rating method can significantly affect your flood insurance cost. FEMA and the City of North Port recommend that you talk to your insurance agent and lender as soon as possible now, to see if you need flood insurance and how the FEMA Flood Insurance Risk Rating Method 2.0 will affect your flood insurance rate. For more information on Risk Rating Method 2.0, please see the FEMA website.
Letter of Map Changes (LOMC)
On March 28, 2024, FEMA revalidated all LOMCs in which the property or the house structure is higher than the March 27, 2024 FIRM’s BFE. Please see FEMA March 28, 2024 Letter Revalidating LOMCs(PDF, 406KB).” FEMA can be contacted at (877)336-2627 for help on LOMCs.
If structures, parcels of land or portions thereof are elevated higher than the BFE, a request can be made to FEMA for removal of these from the high risk flood zone AE, via the following Letter Of Map Changes (LOMC)
- LOMA - Letter of Map Amendment
- LOMR-F - Letter of Map Revision Based on Fill
- CLOMR-F - Conditional Letter of Map Revision Based on Fill
- LOMA-OAS - Letter Of Map Amendment Out As Shown
Letter of Map Amendment (LOMA)
LOMA is applicable if a property/building structure was built before the effective date of the new FIRMs and is higher than the new BFE. An Elevation Certificate or signed/sealed as-built survey must be available showing the property/ building structure is higher than the BFE. For a building structure to be removed out of the flood zone AE, the lowest adjacent grade (LAG) to the building structure must be higher than the BFE.
FEMA typically prefers that the owner file for a LOMA after the maps are effective. If the Property owner can file for a LOMA now before the preliminary maps are effective, FEMA will not approve the LOMA until the new FIRMs are effective. This is because FEMA cannot approve a LOMA based on a draft map. Note LOMA is a no-fee application to FEMA.
In the current effective November 4, 2016 FIRMs, the majority of North Port properties located north of US 41 and east of the Myakka River, were based on early 2004 topographic data. Building structures that were constructed after the 2004 topographic data, may be built higher on fill but are still shown within the flood zone AE in the November 4, 2016 FIRMs.
For properties south of US 41, east and west of the Myakka River, the revised Coastal Risk FIRMs that is effective March 27, 2024, were prepared based on 2007 topography.
Building structures constructed later than the date of the topography used for the mapping, that were elevated on fill, may still be shown as in the high risk flood zone AE in the revised maps. These property owners may submit a Letter of Map Amendment (LOMA) to FEMA with survey data showing the property has been raised higher than the BFE in the revised maps. The survey, in the form of an Elevation Certificate, will need to be submitted to show the lowest adjacent grade or LAG (the lowest ground touching the building structure) to be above the BFE. The property owner will need to retain the services of a licensed land surveyor to prepare the Elevation Certificate. FEMA will also accept signed and sealed as-built survey.
Instructions for submitting a LOMA can be found on the FEMA website.
- FEMA encourage the submittal of an electronic letter of map amendment (eLOMA) which can be found on the FEMA webpage.
- Submittal of a paper LOMA application can be done using either the MT-EZ or the MT-1 application form
- FEMA does not charge a processing fee for a LOMA.
- A Florida registered professional engineer or licensed land surveyor can provide assistance in the submittal of the LOMA but may charge a fee.
Letter of Map Revision (LOMR-F) and Conditional LOMR (CLOMR-F)
LOMR-F - is applicable if a property/building structure was built after the effective date of the FIRM, and fill is added to the site to raise it higher than the BFE. An Elevation Certificate or signed/sealed as-built survey must be available showing the property/building structure is higher than the BFE. For a building structure to be removed out of the flood zone AE, the lowest adjacent grade (LAG) to the building structure must be higher than the BFE. LOMR-F has a FEMA processing fee and must be signed by the City of North Port Building Official. The LOMR-F application uses the MT-1 form.
CLOMR-F – Conditional Letter of Map Revision is based on future added Fill. The CLOMR-F has a FEMA processing fee and must be signed by the City of North Port Building Official. The CLOMR-F application uses the MT-1 form.
Letter of Map Amendment out as Shown (LOMA-OAS)
If your building structure is not in the flood zone AE and you will like a written confirmation from FEMA, you may consider filing for a no-fee LOMA-OAS. LOMA-OAS is a determination made by the FEMA for the property and/or building structure as to whether it is located within flood zone AE. Only use this method if it is clear from the FIRM that the structure in not in the flood zone AE. Find instructions on how to file for LOMA-OAS(PDF, 2MB).
Flood Insurance
Additional Resources
Following are additional resources for questions on the appeal process, flood mapping and flood insurance.