Just how reliable are Flood Certifications?

[Tim Hicks (Texas)]

The lender presented me with a flood certification that states the subject property is not in the flood zone. The property looks swallowed up by the flood zone and the map is accurate.

 

[eld2310]

Flood certs are only as reliable as the person(s) that prepared them. Human error is certainly a possibility. When I was a title examiner we provided free flood certs with every title report (not sure if that's still where lenders get them from, it's been 9 years). We were expected to crank out a minimum of 20 title reports a day I can tell you that not much time was spent on researching the the flood zone. Enter the address into some kind of computer program, scribble down the info and move on. Errors could be made by the examiner entering the wrong information, by the software itself, by the examiner writing down the wrong info, or even by the typist who created the finished product. I'd be more inclined to trust your research since it was probably done much less hastily.

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[DJBanas]

Did you look at the FEMA Map Servive Center website to see what it shows? Also, you can check there for any LOMC that may have been issued that removed the property from the flood zone. Remember, the maps are created only so often, sometimes 15-20 yeras between iterations. If a developer raised the site or diverted a creek or stream from the site then they could have requested a LOMC with a change in flood zone designation.

Just had one of these last week. Flood map date was in 1999, development started in 2001, completed in 2002. Flood zone was now "X" where on the flood map it is showing as "AE" or "A1" (can't remember which.

 

[Mountain Man]

They are bases on FEMA maps... that should be all you need to know. FEMA has areas in X zone that I have personal knowledge have flooded several times in the past decade.

 

[Pilgrum]

Lenders will, at times, present you with a document saying the subject is not in a flood zone. Most of the time these are acquired through a third party. Do not change the appraisal.
Instead put an addenda in the report stating something like "Flood Map(s) included in this report are provided through the appraiser's software program and that information is verified through the FEMA map service center. [url]https://msc.FEMA.gov/webapp/wcs/stores/servlet/FemaWelcomeView?storeId=10001&catalogId=10001&langId=-1[/URL]
Third party flood information provided by the lender is presented in this addenda. It's reliability is not verified.

 

[Terrel L. Shields]

The survey of a property may show the building to be out when the land itself is in. The foundation may be taller than the flood height. That could explain the issue...Place a copy of the flood cert in the report and caveat it away....

BTW, I borrowed some money on 40 acres that contains 2 old barns...It lies on the crest of a hill. One side goes into the Illinios River Watershed directly. The other goes into the Flint Creek drainage and it takes about 20 miles to rejoin the Ill. River watershed. If it floods then Noah is alive and well in NW Arkansas. I paid $12 for a flood determination to do what? The 2 barns aren't worth what 2 acres is. Another wasted $12-20...to "protect" the public.

 

[Tim Hicks (Texas)]

The flood map is 2009 and there is no way that property is not in the flood zone based on that map. When I look at my location map (areal view), the subject is below Dancy Drive and just to the left of Sidewinder. That puts it smack dab in the middle of the flood zone. I took a picture of the creek view when I was there as this was the last house on the street with the creek to the side.

 

[Bill Streep]

Tim,

When I look at your map, it APPEARS as though you are maybe 2' of height, within the flood zone. Is it possible that the floor of the improvements are that far above the ground? I've had this happen several times (I've also had "re-engineered" flood zones), and I won't change the report without a survey, with a flood determination, that I can include in the report.

BTW, we live on a hill, and there's a 50-55' drop from our back deck, to the back of the property, which is actually in a creek bed. Technically, part of our lot is in a flood zone. If our house gets flooded, you'll see the animals lining up 2x2...

 

[Mr Rex]

The lender presented me with a flood certification that states the subject property is not in the flood zone. The property looks swallowed up by the flood zone and the map is accurate.

The lender sending me a flood cert is like them sending me a engineers cert of a HUD code foundation. A cluster "****" that I need not be involved in. There is no need to change my report, they have the info they need, leave me out of the loop.

 

[Joyce Potts]

They are no different than a survey or appraisal. Depends on credibility and scope of work of the preparer. The better question is, who cares? Make your lot dimensions, lot size, easements/encroachments, flood zone subject and inferior to a current survey, flood certification and/or title seach.

And then hope a sink hole doesn't open up.