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FludZone

Flood Zone A vs AE

Zones A and AE are both Special Flood Hazard Areas (SFHAs) with a 1% annual chance of flooding. The key difference is whether FEMA has completed a detailed hydraulic study to determine the Base Flood Elevation (BFE). Zone AE has a BFE; Zone A does not.

Key Differences

Category
Zone A
Zone AE
Base Flood Elevation
No BFE determined. FEMA has not completed a detailed study for this area.
BFE has been determined through a Flood Insurance Study with detailed hydraulic analysis.
Flood Risk Level
High risk (1% annual chance). Part of the SFHA.
High risk (1% annual chance). Part of the SFHA.
Insurance Requirement
Required for federally regulated or government-backed mortgages.
Required for federally regulated or government-backed mortgages.
Insurance Pricing
Premiums may be higher due to lack of BFE data for accurate risk assessment.
Premiums can be more precisely calculated using the BFE and property elevation.
Building Requirements
Must elevate to BFE, but BFE must first be determined by the community or developer.
Must elevate the lowest floor to or above the published BFE.
LOMA/LOMR Eligibility
Eligible, but harder without an established BFE to compare against.
Eligible. Property elevation can be directly compared to the published BFE.

When This Difference Matters

The distinction matters most when buying, building, or insuring a property. Zone AE properties have a clear BFE to build to, which simplifies construction, insurance pricing, and potential LOMA applications. Zone A properties face more uncertainty because the community or developer must determine the BFE before construction.

The Bottom Line

Both zones carry the same 1% annual flood risk and the same federal insurance mandate. Zone AE provides more precise flood data, which typically leads to more predictable insurance costs and clearer building requirements.

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Flood Zone A vs AE FAQ

Is Zone A or AE worse?

Neither is inherently worse - both have the same 1% annual chance of flooding and both are in the Special Flood Hazard Area. However, Zone A can be more costly to build in because the Base Flood Elevation must be determined before construction, adding time and expense. Zone AE provides this data upfront.

Can a property change from Zone A to Zone AE?

Yes. When FEMA conducts a new Flood Insurance Study and determines the BFE for an area, Zone A areas are reclassified as Zone AE. This typically happens through community-requested map updates or FEMA-initiated studies.

Is flood insurance more expensive in Zone A or Zone AE?

Under FEMA Risk Rating 2.0, premiums are based on individual property risk factors rather than zone alone. However, Zone A properties may face higher costs because the lack of BFE data can lead to less favorable rating assumptions.

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