LOMA vs. LOMR — Removing Your Property from a Florida Flood Zone

A Letter of Map Amendment (LOMA) is an official FEMA determination that a specific property or structure has been incorrectly included in a Special Flood Hazard Area. A LOMA is issued when the property's lowest ground elevation or the structure's lowest floor elevation is at or above BFE. A LOMA does not change the FIRM — it's a property-specific determination that the FIRM was incorrectly applied to that property. Once a LOMA is issued, the mandatory flood insurance requirement for federally backed mortgages is removed for that property. LOMAs are available for: • Single lots or structures • Properties where the lowest adjacent grade is at or above BFE • Structures where the lowest floor is at or above BFE LOMAs are not available for: • Properties in VE zones (coastal high-hazard areas) • Properties where the flooding risk is real • Properties where fill was placed to raise the elevation (a LOMR-F is required instead)

A Letter of Map Revision (LOMR) is a FEMA determination that revises the FIRM itself — changing flood zone boundaries, BFE contours, or other map information. LOMRs are used when physical changes to the floodplain (such as fill placement, channel improvements, or new topographic data) warrant a change to the official map. For property owners, the most common type of LOMR is a LOMR-F (Letter of Map Revision Based on Fill) — used when fill has been placed to raise the ground elevation above BFE. Unlike a LOMA, a LOMR-F actually revises the FIRM to reflect the new ground elevation. LOMRs are more complex and expensive than LOMAs because they require demonstrating that the physical change to the floodplain is real and permanent, and that it doesn't increase flood risk to adjacent properties.

To qualify for a LOMA, your property's lowest adjacent grade (the lowest ground elevation next to the structure's foundation) or the structure's lowest floor must be at or above BFE. A licensed surveyor must certify the elevation. The process: 1. Obtain a current elevation certificate from a licensed surveyor 2. Compare the certified elevations to the BFE shown on the current FIRM 3. If the lowest adjacent grade or lowest floor is at or above BFE, submit the LOMA application to FEMA with the elevation certificate and required documentation 4. FEMA reviews the application and issues the LOMA (typically within 60 days) A licensed engineer can evaluate your property's eligibility before you invest in the application process. If the property clearly qualifies, the LOMA application is straightforward. If it's borderline, the engineer can advise on whether to proceed and how to document the case.