FEMA Flood Zone A Explained

The critical difference between Zone A and Zone AE is the absence of a Base Flood Elevation (BFE) in Zone A. FEMA identifies these areas as flood-prone through approximate studies, which use less precise methods such as historical flood data, topographic analysis, and hydrologic modeling rather than the detailed hydraulic studies used to determine BFEs in Zone AE.

Zone A designations are common in rural communities, smaller watersheds, and areas where FEMA has not yet invested in a detailed Flood Insurance Study (FIS). The flood risk is real and significant, but without a BFE, there is less precise information about expected flood depths and elevations. This creates unique challenges for both construction and insurance.

The mandatory purchase requirement applies regardless of whether a BFE has been established. Your lender is required to verify that you maintain flood insurance coverage. If you allow your policy to lapse, your lender can force-place a policy at a much higher cost and pass the expense to you. Force-placed policies typically provide coverage only for the lender's interest, not your personal belongings or additional living expenses.

Even without a mortgage, purchasing flood insurance in Zone A is strongly advisable. The flood risk is identical to Zone AE; only the precision of the engineering data differs. Standard homeowners insurance does not cover flood damage under any circumstances.

Under FEMA's current Risk Rating 2.0 methodology, the absence of a BFE is less of an issue than it used to be. Risk Rating 2.0 uses a variety of flood risk factors beyond just BFE, including distance to water sources, flood frequency data, property characteristics, and historical claims data to calculate premiums individually for each property.

However, if you are building new construction in Zone A, the lack of a BFE can create challenges. Your community's floodplain administrator may require you to obtain a BFE determination as part of the permitting process, or they may use the best available data to establish a minimum elevation for your structure.

In Zone A, an Elevation Certificate serves several important purposes. First, it establishes a factual record of your property's elevation, which can be used for insurance rating purposes. Second, if your community or FEMA later establishes a BFE for your area, having an existing EC makes it much easier to evaluate your property's compliance and potentially reduce your insurance premium.

An Elevation Certificate typically costs between $300 and $700, depending on your location and the complexity of the survey. While this is an upfront expense, it can provide long-term savings on insurance premiums and valuable documentation for future property transactions.

1. 1Purchase flood insurance immediately. Do not wait for a flood event. NFIP policies have a 30-day waiting period before coverage takes effect, so procrastinating leaves you exposed.
2. 2Obtain an Elevation Certificate. This provides critical data about your property's elevation that can help with insurance rating and future flood zone challenges.
3. 3Consult your community floodplain administrator. Ask about local BFE data that may have been developed independently of the FEMA study. Many communities have local data that can provide guidance even when FEMA has not established a BFE.
4. 4Evaluate a LOMA application. If your Elevation Certificate shows your property is on naturally high ground, you may be eligible for a Letter of Map Amendment that removes it from the SFHA.
5. 5Compare insurance providers. Get quotes from both the NFIP and private flood insurers. In Zone A areas, private carriers sometimes offer competitive rates, especially for properties that sit higher than surrounding terrain.