Letter of Map Amendment (LOMA): How to Remove Your Home from a Flood Zone

A Letter of Map Amendment (LOMA) is a formal determination from FEMA that your property has been incorrectly included in the Special Flood Hazard Area. It doesn't change the flood map -- it documents that the map was never correct for your specific property. A successful LOMA eliminates the mandatory flood insurance requirement for federally backed mortgages, potentially saving $1,500-$8,000+ per year. If your home sits on ground that's above the Base Flood Elevation but is still inside the mapped SFHA, a LOMA application is almost certainly worth pursuing.

What a LOMA actually does

A LOMA is an official letter from FEMA's Map Change Contractor (MCC) that officially removes a specific property or structure from the SFHA based on the determination that the property's lowest relevant elevation is at or above the Base Flood Elevation (BFE).

The LOMA doesn't modify the flood map itself -- the map boundary stays where it is. The LOMA is a separate official document that you provide to your lender, and once your lender receives it, they are required to release the mandatory flood insurance requirement. The property remains technically within the mapped SFHA on the FIRM panel, but the LOMA supersedes the map's flood zone designation for insurance and regulatory purposes for that specific property.

There are two types of LOMAs:

  • LOMA for a structure: Removes the specific building from the SFHA. The determination is based on the structure's lowest adjacent grade (the lowest ground elevation next to the foundation) being at or above the BFE. The most common type.
  • LOMA for a lot: Removes an entire parcel from the SFHA. Requires that the entire lot's lowest elevation -- including the lowest areas of the lot, not just near the structure -- is at or above the BFE. Harder to qualify for than a structure-only LOMA, since low areas of the lot may be below BFE even if the building site is not.

Do you qualify for a LOMA?

The key criterion for a LOMA is simple: your property's lowest relevant elevation must be at or above the BFE. But determining "lowest relevant elevation" requires understanding what FEMA looks at for each type of application:

For a structure LOMA: FEMA evaluates the Lowest Adjacent Grade (LAG) -- the elevation of the ground at the lowest point immediately adjacent to the building's foundation. If the LAG is at or above the BFE, the structure qualifies.

For a lot LOMA: FEMA evaluates the Lowest Lot Elevation (LLE) -- the lowest ground elevation anywhere on the parcel. If a drainage swale or natural depression on the lot dips below the BFE, the lot won't qualify for a full lot LOMA even if the building itself does.

Before investing time and money in the application, take these preliminary steps:

  1. Find the BFE for your property on FEMA's Flood Map Service Center (msc.fema.gov). In Zone AE and VE areas, BFE contours are shown on the FIRM; in Zone A without a suffix, there's no established BFE, and LOMA eligibility is more complex.
  2. Get a rough estimate of your property's elevation from topographic data (Google Earth or USGS topo maps give a ballpark). If your elevation appears close to or above the BFE, it's worth proceeding to a formal survey.
  3. Hire a licensed land surveyor to complete an Elevation Certificate. This is the required documentation for a LOMA application and typically costs $400-$800.

The LOMA application process, step by step

Step 1: Obtain an Elevation Certificate (EC). The EC is the foundation of your LOMA application. A licensed land surveyor visits your property and measures the precise elevations of your building's lowest floor, lowest adjacent grade, and other reference points. The surveyor completes FEMA's standard EC form, which documents all the elevation data needed for FEMA's determination. Cost: $400-$800 typically, higher in expensive metro areas.

Step 2: Gather supporting documents. In addition to the elevation certificate, you'll need:

  • A copy of the effective FIRM panel showing your property location (available free from FEMA's Flood Map Service Center)
  • A property deed or other legal description
  • A plat map or recorded survey showing the property boundaries
  • The property's tax assessor's parcel number

Step 3: Submit through FEMA's MT-EZ or MT-1 form. FEMA has simplified the LOMA application process for straightforward cases. Most single-structure residential LOMAs use the MT-EZ application form, which is a 2-page form available on FEMA's website. Submit the completed form along with your elevation certificate and supporting documents to FEMA's Headquarters Map Service Center. Submissions can be made online through FEMA's eLOMA portal for eligible properties, which is faster than paper submission.

Step 4: Wait for FEMA's determination. FEMA's standard processing time is 60-90 days for paper submissions. The eLOMA portal can provide determinations in as little as 24-48 hours for straightforward cases that meet eligibility criteria. Complex cases, cases near the zone boundary, or cases requiring additional engineering review take longer.

Step 5: Send the LOMA letter to your lender. When FEMA issues your LOMA, send a copy to your mortgage servicer's insurance department with a written request to remove the mandatory flood insurance requirement. Federal regulations require the lender to process this within a reasonable time. Keep the LOMA letter in your permanent property records -- you'll need it for future refinances, sales, and if you ever apply for flood insurance voluntarily.

The eLOMA portal: faster processing for eligible properties

FEMA's eLOMA portal (at msc.fema.gov) allows licensed surveyors to submit LOMA applications online on behalf of their clients. Eligible cases -- generally those where the elevation data clearly places the lowest adjacent grade above the BFE with no complicating factors -- receive a determination within 24-48 hours of submission. The portal handles both structure and lot LOMAs.

Not all cases are eligible for eLOMA processing. Complex cases, Zone A properties without a BFE, properties near coastal areas with V zones, or cases with unusual site conditions may require a standard (paper) submission. Your surveyor will know which process applies based on your elevation certificate data.

The eLOMA portal requires a licensed professional (typically the surveyor who prepared your elevation certificate) to submit on your behalf. The surveyor creates an account, enters your elevation data, and receives the determination letter electronically. This is why finding a surveyor familiar with FEMA's eLOMA process can significantly accelerate your timeline.

What a LOMA saves you

The financial case for a LOMA is straightforward. If your current mandatory flood insurance premium is $2,000/year, a successful LOMA eliminates that requirement. You might choose to keep a voluntary policy at a reduced rate (Zone X PRP policies typically run $200-$500/year) or let the coverage lapse if your exposure is low.

The cost to obtain a LOMA:

  • Elevation certificate: $400-$800
  • Application preparation (if you use a consultant): $200-$600
  • FEMA application fee: $0 for MT-EZ / standard residential LOMA

Total cost: typically $400-$1,400. If you're paying $2,000+/year for mandatory SFHA insurance, the payback period is under a year. If your premium is $5,000+/year (Zone VE or significantly below BFE), the math is even more compelling.

Note that the LOMA eliminates the mandatory requirement -- if your property still has meaningful flood exposure, keeping a voluntary policy makes sense. But removing the mandatory requirement gives you the option to shop the market, reduce coverage amounts, or evaluate whether the exposure justifies the premium. That flexibility has value independent of the premium savings.

When a LOMA won't work

A LOMA won't succeed if your property's lowest adjacent grade is genuinely below the BFE. If your ground elevation is 2 feet below the BFE, no LOMA is available -- the elevation data will confirm you're in the flood zone. In these cases, your options are:

  • Flood mitigation investment to reduce the insurance premium (elevation certificate improvements, flood vents, sump pumps -- documented under Risk Rating 2.0)
  • Structural elevation to physically raise the building above BFE, which can qualify the property for a LOMA after construction (and dramatically reduces insurance costs in the meantime)
  • LOMA appeal during map revision -- if your flood map is being revised, the preliminary map comment period is the lowest-cost opportunity to dispute zone boundaries

Also note: a LOMA only works for the existing flood map. If the map is subsequently revised and the new map shows your property clearly within the SFHA based on updated hydraulic modeling, you may need to reapply -- and if the revised BFE is now higher than your elevation, you won't qualify.

Finding a surveyor for your LOMA application

The elevation certificate is the critical document, and its accuracy determines whether your LOMA is approved. Look for a licensed land surveyor (PLS) with experience in FEMA elevation certificates and the LOMA process specifically. A surveyor who has submitted dozens of LOMA applications will know which elevation measurements matter most, how to document site conditions that support the application, and whether to use the eLOMA portal or a paper submission for your specific case.

Ask prospective surveyors:

  • How many LOMA applications have they prepared?
  • What is their approval rate for LOMA applications they've submitted?
  • Do they submit through eLOMA or paper, and what's their typical turnaround time?

Your insurance agent may also have referrals for surveyors who regularly handle LOMA applications in your area -- they've seen the results and know who prepares quality elevation certificates.

For full context on how flood zones are determined and what the SFHA designation means for your insurance requirements, see our guides to the SFHA and mortgage requirements and how FEMA updates flood maps. Use the FloodReady flood zone lookup to check your current designation and the flood risk assessment tool to evaluate your overall exposure.

Frequently Asked Questions

How long does a LOMA last?

A LOMA is issued for a specific property based on the current effective flood map. It remains valid as long as the underlying flood map doesn't change. If FEMA issues a new FIRM panel for your area (a Physical Map Revision or LOMR), the new map supersedes the old one, and your LOMA may or may not remain valid depending on whether the new map's flood zone boundary still includes your property. FEMA does not automatically invalidate old LOMAs, but lenders may require verification when a map revision occurs in your area.

Can I get a LOMA for Zone A (without a BFE)?

It's more complicated but possible. Without an established BFE, FEMA uses the base flood elevation from the best available technical data to evaluate your application. You'll likely need a licensed engineer to prepare a brief hydraulic analysis establishing the local BFE, in addition to the elevation certificate. This adds $500-$2,000 to the process but can still make financial sense if you're paying high premiums. The paper MT-1 application form (not eLOMA) is typically required for Zone A cases.

Does a LOMA transfer to a new owner when I sell the property?

Yes. A LOMA is issued to a specific property (by legal description and parcel number), not to the owner. When the property is sold, the LOMA follows the property. The new owner's lender can rely on the existing LOMA to release the flood insurance requirement, provided the underlying flood map hasn't changed since the LOMA was issued. Include the LOMA letter in your property disclosure documents when selling.

My neighbor's identical property has a LOMA. Does that mean I qualify too?

Not necessarily. Each property's LOMA is based on its specific elevation data. Even adjacent properties can have different lowest adjacent grades and different relationships to the BFE. Your neighbor's approval establishes that their specific elevations are above the BFE -- yours may or may not be. The only way to know is to get your own elevation certificate. That said, if your properties are genuinely topographically identical and at the same elevation, the evidence from your neighbor's successful application is useful context for your own.

What's the difference between a LOMA and a LOMR-F?

A LOMA is issued when a property's natural ground elevation is at or above the BFE -- the property was never actually at flood risk despite what the map shows. A LOMR-F (Letter of Map Revision Based on Fill) is issued when fill material has been placed in the floodplain to raise the ground elevation above the BFE. The distinction matters because fill-based elevations are treated differently by FEMA and building codes -- Zone V prohibits fill entirely, and even in Zone A, recent fill may not qualify for the same insurance treatment as naturally high ground. If your elevation comes from fill placed after the FIRM effective date, a LOMR-F (not a LOMA) is the appropriate instrument, and your surveyor will identify which applies.