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sunshinehntr | I'm in a flood zone with a basement so will an elevation certificate help me? |
I'M ON THE EDGE OF AN "AE" FLOOD ZONE. I WANT TO GET AN ELEVATION CERT, BUT SINCE I HAVE A BASEMENT, IT SEEMS THAT I WILL BE BELOW THE BASE FLOOD ELEVATION FOR SURE? I DONT WANT TO WASTE MY MONEY, I REALLY NEED MY RATES TO DROP, BUT IM AFRAID THE ELEVATION CERT WONT HELP. THE FLOOD ZONE THAT I LIVE IN HAS A BASE FLOOD ELEVATION OF 2187FT, SO MY BASEMENT IS MOST LIKELY BELOW THIS???RIGHT OR WRONG??? HAS ANYONE HAD AN ELEVATION CERT DONE WITH A BASEMENT AND CAME OUT HIGHER THEN THE FLOOD ZONES BASE FLOOD ELEVATION? ANYONES KNOWLEDGE WOULD BE HELPFUL IN MAKING MY DECISCION TO PAY THE SURVEYOR $800 IN HOPES OF LOWER RATES OR JUST KEEP PAYING THE $1266 PER YEAR AND NOT WASTE THE $800. |
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Aaron M
 |
If you're in an "AE" flood zone, known as a high risk flood zone, you're going to have to get insurance. No mortgage company that I know of will dismiss this regardless of your base flood elevation.
If you have a basement, you're below base flood elevation as base flood elevation (BFE) is never below the natural grade. BFE always measures from the natural grade. I don't think you can get rates lowered with this.
First of all you need to make sure you meet the definitions of a basement. This means the basement is below grade on all four sides. If you're on a hill and you can walk out of your basement onto natural grade without stepping up; this is know as a “walk out basement” or “daylight basement”. If this is the case and the BFE is at "0 FT", you might be able to lower your rates. Then I would consider hiring a surveyor.
On a side note, your flood insurance limits your coverage in a "basement". This means they will only cover furnaces, water heater, electrical panels, electrical outlets, foundation damage, and a few other minor things. Whatever you do don't finish your basement with wood floors, extra bedrooms, kitchens, and put all kinds of expensive contents down there because your flood insurance won't cover a dime if it floods. Full coverage for flood insurance will not begin until the first floor above the basement. My ultimate recommendation; move out of a high risk flood zone but I know that's not always an option.
My opinion, don't waste your money on the surveyor if you have a "basement". |
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John M
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we just had this with a mortgage company we are going to go with now. They called and ask us to take out flood ins. I told them we were 2 blocks from the rive on a map, but above the flood plan. We had to get a copy of the city map showing elevation and get it certified at the court house.
we didn't have to get the flood ins. after all! |
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girlkisser36
 |
oh hell
just get a pump, and sqrew the insurance!!
if it floods they wont pay anyway,so dont waste your money!!! |
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mbrcatz
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Well, sometimes it CAN help, if your particular house is actually higher than your AE flood zone.
Stuff in your basement isn't covered anyway. I hope you knew that already!!
I would go ahead and do it. The elevation certificate will last forever. Flood zones can change every year. So even if it doesn't help you this year, it might help three years from now. |
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Insuranceman
|
I Wonder what DIPSTICK gave Aaron a "thumbs down?"
Good answer, Aaron! |
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