Can a Brevard County, Florida home get removed from the flood zone with a LOMA?

Sometimes. A Letter of Map Amendment from FEMA can show a home sits on naturally high ground above the base flood elevation. If granted, it can remove the mandatory flood insurance purchase requirement.

A flood zone label on a Space Coast property is not always the last word. Maps are drawn at a scale that can sweep in a home that actually sits higher than the flood level the map assumes. FEMA has a process built for exactly that situation, and it is called a Letter of Map Amendment, or LOMA.

If you own or are buying in coastal Brevard County and a lender says your home needs flood insurance, this guide explains what a LOMA is, what it takes, and what it does and does not change. It is general information based on FEMA's published materials, not engineering or insurance advice.

What is a LOMA?

According to FEMA's Change Your Flood Zone Designation page, a LOMA is FEMA's determination that an existing structure or parcel is on naturally high ground and has not been elevated by fill, so the base flood would not inundate it.

FEMA's LOMA fact sheet describes it as a process that amends the effective Flood Insurance Rate Map to decide whether a property or structure is inside or outside the Special Flood Hazard Area. It is meant for properties that appear to be in the 1% annual chance floodplain because of the map's scale. The result is a letter from FEMA.

What is the difference between a LOMA and a LOMR-F?

Letter When it applies
LOMA The structure or parcel is on naturally high ground and was not raised by fill
LOMR-F (Letter of Map Revision Based on Fill) The structure or parcel was elevated by earthen fill

This matters for a Brevard County lot in Melbourne, Merritt Island, or Cocoa Beach alike. If fill raised your lot, the LOMR-F path applies instead. Your survey and your property history will tell you which one fits.

Who can request one?

FEMA says homeowners, renters, community officials, and other individuals can submit through its Online Letter of Map Change site. Licensed and certified professionals, such as land surveyors and professional engineers, can use eLOMA, which FEMA says can generate a determination within minutes for LOMA requests.

The requester is responsible for supplying all the information the review needs. That means the homeowner usually works with a surveyor or engineer to gather the numbers.

What does FEMA need to review a LOMA?

The fact sheet lists the core pieces:

  • Certified elevations from a licensed land surveyor or registered professional engineer, where needed
  • The Base Flood Elevation at the site, taken from the effective map
  • The Lowest Adjacent Grade, measured at the structure by a registered land surveyor
  • An MT-1 form, filed on paper or through eLOMA

The basic test is a comparison. If the Lowest Adjacent Grade is at or above the Base Flood Elevation, the LOMA removes the structure from the Special Flood Hazard Area. That is the number your surveyor is measuring.

Is there a simpler version if the map already shows the home outside the zone?

Yes. FEMA describes a LOMA called Out as Shown. FEMA says it may only be used when it is visually evident that the structure is completely outside the 1% annual chance floodplain. It typically comes up when a lender's automated screening flags a home because part of the parcel touches the floodplain, while the map shows the house itself outside it.

The documents for that route are lighter. FEMA lists the MT-EZ form, a recorded copy of the property deed, a FIRMette map with the floodplain shown, the community number and map panel number from the map, and the property address and description. FEMA's page does not require a survey or elevation certificate for this version.

What does it cost?

FEMA does not charge a fee to review a LOMA, and the Out as Shown process lists no cost for the review. The expense for most homeowners is the surveyor or engineer who measures the lot and certifies the elevations. Get that price up front before you decide whether the effort is worth it.

FEMA's materials I reviewed do not state a review timeline for the paper route, so I will not promise one.

What does a LOMA do for flood insurance?

FEMA says that if the request is granted, the owner may no longer be required to carry flood insurance, and the owner can send the determination to the lender and ask that the federal flood insurance requirement be removed.

Notice the wording. The LOMA can remove a requirement. It does not change the water. A home just above the base flood elevation can still take on water in a heavy rain or storm surge, and insurance can still be a smart choice even when no lender requires it. Talk with your insurance agent before you cancel any policy.

How does this affect buying or selling on the Space Coast?

If you are buying, ask whether a LOMA or LOMR-F already exists for the property, and ask the seller for a copy. If you are selling a home that sits in a mapped zone but on high ground, a LOMA can change what your buyer's lender requires. Either way, bring it up early so it does not surprise anyone near closing.

FAQ

How much does a LOMA cost in Brevard County?

FEMA does not charge a review fee for a LOMA. Most of the cost is the licensed surveyor or engineer who measures the Lowest Adjacent Grade and certifies elevations.

Does a LOMA cancel my flood insurance automatically?

No. If FEMA grants it, you can send the determination to your lender and ask that the federal flood insurance requirement be removed. The lender makes that change.

What if my lot was raised with fill?

Then the LOMR-F process applies instead of a LOMA. FEMA treats elevated-by-fill properties under that separate letter.

My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.