Elevation Certificate: Do You Need One?
An Elevation Certificate documents your building's elevation relative to the Base Flood Elevation. It can lower your insurance premium, support a LOMA application, and verify building code compliance.
Last updated: August 2026
What Is an Elevation Certificate?
An Elevation Certificate (EC) is FEMA Form 81-31, a standardized document that records the elevation of key features of a building relative to the Base Flood Elevation (BFE). It must be prepared by a licensed land surveyor, registered professional engineer, or registered architect authorized by the state or local jurisdiction to certify elevation data.
The EC records several important measurements:
- Lowest Floor Elevation is the elevation of the building's lowest floor, including basement.
- Lowest Adjacent Grade (LAG) is the lowest ground level immediately next to the building.
- Highest Adjacent Grade (HAG) is the highest ground level immediately next to the building.
- Attached Garage Floor is the elevation of the garage floor if attached to the building.
- Top of Bottom Floor applies to buildings with enclosures below the lowest elevated floor.
By comparing these measurements to the BFE, your insurance agent, floodplain administrator, or FEMA can determine how your building relates to the expected flood level.
Foundation Types Affect What Gets Measured
The EC form recognizes several distinct foundation types, and which fields the surveyor fills out - and how "lowest floor" is defined - depends on which type your building has:
- Slab-on-grade: the lowest floor is the slab itself, measured directly.
- Basement or enclosure below BFE: the lowest floor is the basement floor, even though it is below grade - this is the case FEMA's "lowest floor" definition is built around.
- Crawlspace: the lowest floor is the floor above the crawlspace, but the crawlspace itself must meet venting and flood-opening requirements, which the EC documents separately.
- Elevated on piers, posts, or piles (with or without an enclosure below): the lowest floor is the elevated floor itself; an enclosure below it is recorded separately and must be used only for parking, access, or storage.
- Solid perimeter wall foundation: similar to a crawlspace but with continuous walls instead of piers - the EC records both the top of the foundation wall and the lowest floor above it.
Higher elevations and unusual foundation configurations generally require more supporting photos and documentation on the EC. Ask your surveyor which foundation type applies before the site visit so they bring the right measurement points.
When You Need an Elevation Certificate
New Construction or Substantial Improvement in an SFHA(Often required)
Most local floodplain ordinances (per 44 CFR 60.3) require an EC for any new building or major renovation in a high-risk flood zone. Your local building department will typically request one before issuing permits.
Applying for a LOMA(Often required)
To remove your property from the SFHA through a Letter of Map Amendment, FEMA requires elevation data showing the natural ground is at or above the BFE. An EC or equivalent survey data is a core part of the LOMA application.
Lowering Your Flood Insurance Premium(Recommended)
If your building is above the BFE but you don't have documentation to prove it, an EC can provide the evidence your insurer needs to rate your policy more favorably. The premium reduction often pays for the EC within the first year.
Buying or Selling a Home in a Flood Zone(Recommended)
Buyers in SFHAs may request an EC to understand the true flood risk and expected insurance cost before closing. Sellers with a favorable EC may find it easier to market the property.
Elevation Certificates Under Risk Rating 2.0
Under FEMA's Risk Rating 2.0 methodology, the role of the Elevation Certificate has changed. FEMA no longer requires an EC to rate most NFIP policies because Risk Rating 2.0 uses geospatial data (including satellite-derived elevation estimates) to calculate premiums.
However, an EC can still be beneficial. If the geospatial elevation data FEMA uses is less favorable than your actual building elevation, providing an EC with verified survey data may result in a lower premium. This is especially true for properties that were built above the BFE but have never been formally surveyed.
Even though Risk Rating 2.0 does not require an EC for insurance rating, local building codes and LOMA applications still require one. The EC remains an essential document for floodplain compliance.
How Much Does an Elevation Certificate Cost?
Typical Range
$300 - $2,000
Varies by location
Most Common
$500 - $800
Single-family home
Potential Savings
$500 - $3,000+
Per year in lower premiums
The cost depends on your location, the complexity of the property, and local surveyor rates. Properties in remote areas or with complex foundations may cost more. In many cases, the cost of an EC is recovered within the first year through lower flood insurance premiums, especially if the EC shows the building is above the BFE.
How to Get an Elevation Certificate
Find a licensed surveyor
Contact a licensed land surveyor in your area. Your local building department, floodplain administrator, or insurance agent can often provide referrals.
Schedule the survey
The surveyor will visit your property to measure the elevation of key building features and the ground adjacent to the structure. The visit typically takes 1-2 hours.
Receive the completed form
The surveyor will complete FEMA Form 81-31 and certify the elevation data. You will receive the original document, which you should keep with your property records.
Submit to your insurer or FEMA
Provide the completed EC to your insurance agent to potentially lower your premium, or include it with a LOMA application to FEMA if you are seeking a map change.
Frequently Asked Questions
What is an Elevation Certificate?
An Elevation Certificate (FEMA Form 81-31) is a document prepared by a licensed surveyor, engineer, or architect that records a building's elevation relative to the Base Flood Elevation. It is used for flood insurance rating, floodplain compliance verification, and LOMA applications.
How much does an Elevation Certificate cost?
An Elevation Certificate typically costs $300 to $2,000, depending on your location, property complexity, and local surveyor rates. The cost is often recovered within the first year through lower flood insurance premiums.
Do I need an Elevation Certificate for flood insurance?
Under Risk Rating 2.0, FEMA no longer requires an Elevation Certificate to rate most NFIP policies. However, an EC can still lower your premium if it shows your building is above the BFE, and it is required for LOMA applications and many local building permits in flood zones.
Who can prepare an Elevation Certificate?
Only a licensed land surveyor, registered professional engineer, or registered architect authorized by their state or local jurisdiction to certify elevation data can prepare an Elevation Certificate.
Related Resources
The number your Elevation Certificate is measured against.
How to use an EC to remove your property from the flood zone.
How an EC can lower your annual premium.
How FEMA's new pricing interacts with Elevation Certificates.
Explore Flood Zones by State
Check flood zone information for cities across the United States.
Check Your Flood Zone First
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