What Is an Elevation Certificate, and Why Does It Matter on Long Beach Island?
When buying or owning a home on Long Beach Island, one important document to understand is an elevation certificate. Often required or requested for flood insurance, construction, resale, and renovations, this document provides valuable information about a property's elevation and potential flood exposure.
What Is an Elevation Certificate?
An elevation certificate, or "EC," is a document developed by the Federal Emergency Management Agency (FEMA) that provides information about a building's elevation in relation to established flood levels. It is typically completed by a licensed land surveyor, engineer, or other authorized professional.
An elevation certificate includes information such as:
The property's designated flood zone
The Base Flood Elevation (BFE), when established
The elevation of the home's lowest floor and equipment
The elevation of the surrounding ground
Information about garages, enclosed areas, and flood openings
Understanding Base Flood Elevation (BFE)
One of the most important measurements associated with an elevation certificate is the Base Flood Elevation, or BFE.
BFE represents the estimated height that floodwaters have a 1% chance of reaching or exceeding in any given year, commonly referred to as the 100-year flood.
For example, if a property has a BFE of 9 feet and the home's lowest living floor is elevated to 12 feet, the living floor sits 3 feet above BFE, assuming both measurements use the same vertical reference system, such as NAVD88 (North American Vertical Datum of 1988).
It's important to understand that a floor elevation of 12 feet does not mean the floor is physically 12 feet above the ground. The measurement already accounts for the elevation of the land itself. If the surrounding ground has an elevation of 6 feet NAVD88, a first floor at 12 feet NAVD88 would sit approximately 6 feet above the ground.
The additional elevation above BFE is commonly referred to as freeboard. Keep in mind that the lowest living floor is not always the same as the lowest floor used for flood insurance or regulatory purposes, particularly when garages or enclosed areas are involved.
Why Are Elevation Certificates Important on LBI?
When Purchasing a Home
An elevation certificate helps buyers understand a property's elevation and potential flood exposure. Two homes in similar locations may have different elevations, which can affect insurance costs and future renovation plans. It is typical for a buyer to order a property survey and EC at the same time to satisfy CO with the town on LBI. Condos often do not need either.
When Obtaining Flood Insurance
Although FEMA no longer universally requires elevation certificates for National Flood Insurance Program (NFIP) policies, many insurance providers may still request or require one before issuing coverage. Private flood insurance may have different requirements.
The information can affect insurance premiums, making it beneficial for buyers to obtain an existing certificate early in the purchasing process.
When Building or Renovating
Elevation certificates may also be required during new construction or substantial renovations to document compliance with local floodplain regulations and elevation requirements.
Does Every LBI Home Have an Elevation Certificate?
Not necessarily. Many newer homes have elevation certificates from construction, while older properties may have them from previous renovations, resale, or insurance applications.
If you're purchasing a home, ask whether the seller has an existing certificate. You can also check with the local municipality if one is on file or hire a licensed land surveyor to prepare a new one.
Keep in mind that older certificates may not reflect changes made to a property over time.
Is an Elevation Certificate the Same as a Property Survey?
No. A property survey identifies boundaries, lot dimensions, and the location of structures and improvements.
An elevation certificate focuses on the building's elevation in relation to established flood levels. Although a survey may include elevation measurements, it does not necessarily provide all the information required for an elevation certificate. Both documents are commonly ordered together during a real estate transaction.
Final Thoughts
Understanding a property's elevation is an important part of buying or owning real estate on Long Beach Island. An elevation certificate can provide useful information for flood insurance, future renovations, and evaluating a property's flood exposure. It may also be useful for reviewing flood zone designations, verifying insurance information, and addressing other municipal or floodplain requirements.
If you have questions about buying, selling, or owning property on LBI, feel free to reach out. I'm always happy to help you navigate the details of Long Beach Island real estate.
