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Notes: A Stepwise Guidebook on Finalizing Elevation Certificate Online

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The Definite Guide to Elevation Certificate

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Instruction of Elevation Certificate

good morning everyone and welcome to.today's webinar presented by the coastal.Carolina's Association of Realtors I am.Kathleen Williams your vice president of.professional and business development.today's webinar will be archived on the.CCA our website wwf/e arsc org under the.media center for later viewing also in.the upper right side of your screen is a.panel ask your questions here or post to.the CCA our Facebook page we are very.happy to have with us today.Allison harden planner city of Myrtle.Beach Allison is a graduate of.Appalachian State University she works.for the city of Myrtle Beach as a city.planner her 23-year career includes.regional and urban planning GIS mapping.and coordination floodplain management.Hazard Mitigation planning business.continuity and emergency services she is.an advisor on NOAA s digital coast.project which provides free coastal data.to the public and recently completed six.years as a co-chair of the coastal.issues subcommittee for ASF p.m. the.national flood plain Managers.Association in 2011 Allison was the.city's Public Service employee of the.year and in 2012 also she received the.award for planning awareness by the FC.chapter of the American Planning.Association for her work to promote.resilient community practices Allison.has been a certified floodplain manager.since 2003 and as a hobby works with the.University of Hawaii's national disaster.preparedness training center to teach.coastal community resilience awareness.and coastal flood risk reduction.techniques to elected and appointed.officials nationwide.so you guys we have a wealth of.knowledge and experience here with miss.Alison Hardin today Alison will be.sharing with us.elevation certificates 101 mark your.calendars for our next presentation in.your CCA our webinar series Thursday.April 10th at 10 o'clock p.m. it will be.a technology presentation again remember.you have any questions please use the.sidebar to the right of your screen.we'd like to again welcome Allison and.we will now turn the presentation over.to you good morning thanks for thanks.for having me I'm happy to be here with.you talk to you about the FEMA elevation.certificates what are they where are.they why do you need to know and and how.do you find them today we'll talk about.what is an elevation certificate why is.it important to real estate.professionals how do you read one where.can you find one and can you get them on.the internet so to begin with what is an.elevation certificate the definition by.FEMA is obviously a long paragraph but.the key words we want to bring out of.this definition are that the elevation.certificate is an official record that.shows new buildings and substantial.improvements in also identified special.flood hazard areas are properly elevated.it also is used to show compliance with.a floodplain management ordinances in.your community the National Flood.Insurance Program is the program that we.look for with FEMA guidelines for flood.insurance they have several several.regions around the United States and the.three basic parts of the NFIP are.regulations.insurance and mapping the NFIP is a.voluntary program communities have to.adopt their standard regulations and.their ordinances and these communities.are then eligible to apply for and.receive grant money before and after.disaster and their constituents are then.able to obtain federally backed flood.insurance so do you need an elevation.certificate if your property is in a.regulatory flood zone the answer is yes.if your property is outside.the Tory flood zone the answer is no.it's very simple but we might want to.talk about a regulatory flood zone there.are a lot of people that that have.different opinions about what a.regulatory flood zone is some people.know flood zones as a hundred year flood.zone some people get confused with the.storm water figures a 25 year storm some.people think that it's based on where.you're located if you're on the coast.true and one if your uncle not on the.coast you're out some people think it's.based on the history of your flooding on.your property.I've lived here 50 years it's never.flooded I'm not in the flood zone or my.flood or my property didn't flood during.anyone of any previous hurricanes so I.don't think I'm in the flood zone but.special flood hazard areas are areas.that are set aside on maps where the.research and the mapping science behind.it indicates that there is a 1% chance.on any given year that a flood will.happen in these areas now we all know.water doesn't know where our line is on.a map and water goes where it wants to.go but these maps are based on the.ground or the topography around the area.based on water models and how water.flows and based on other mapping.techniques that go into creating a.special flood hazard map on the screen.is an example of one from Myrtle Beach.the cane patch swash which is in the.area between 68th Avenue north and 72nd.Avenue north and you can see that the.dark shaded area is going to be your.flood zone area the special flood hazard.area there's a lesser area outside of.that that we'll talk about a little bit.later it's called the 500 year flood.plain the regulations are different in.that area and the chance of flooding in.that in those areas are 0.02 percent per.year the special flood hazard areas are.mapped out on the flood insurance rate.maps the front of the panel is on the.right-hand side of this slide and that.panel contains a lot of information that.is replicated in the elevation.certificate we'll be talking about that.a little bit later.another example of a map of a special.flood hazard area this map is available.on the regulatory guide to flood plains.and flood protection that we have with.the city of Myrtle Beach this is also on.our website this is just showing an area.of the city where the blue the royal.blue areas are the flood plain.regulatory areas and again we say.regulatory because there is a regulation.that relates to special regulations.usually that relates to those areas if.you have a piece of property that is.covered by a special flood hazard area.you have a couple extra things you have.to do when you're looking to develop.your property then there's also you're.able to look up the special flood hazard.areas through Horry County org and their.GIS application if you're familiar with.the GIS application the map legend that.you that you open using the arrow key.flood zones is one of the layers that.you can choose and again here's cane.patch again and it's shown the flood.zones in that area so there's lots of.resources for finding out whether your.property is in a special flood hazard.area or not through the internet so we.know now that elevation certificate is a.document needed if your property is in a.regulatory flood zone but why is an.elevation certificate important to.realtors in particular elevation.certificates are used for ensuring.compliance with local regulations.they're used to prove that the property.is above the base flood elevation we'll.talk about that a little bit they're.used when writing insurance policies.because depending upon how your house is.elevated or how your building is.elevated your insurance rates will be.different and it's commits used when.you're completing paperwork for a.federally backed mortgage if you have a.piece of property that's going to.receive a federally backed mortgage then.they're going to need to have an.elevation certificate.sorry then there's the disclosure app.the residential property condition.disclosure act from South Carolina.statute item 24 on the property.condition disclosure statement is a.question as are their flood hazards or.is the property in a federally.designated floodplain again if you have.your are looking at a house and you rely.and you know the house has an elevation.certificate that automatically tells you.then the answer to that question is yes.the property is in a federally.designated floodplain now there will be.possibilities where a property would.have an elevation certificate and not be.in the floods in the floodplain but it's.very rare the majority of the properties.with elevation certificates are in the.flood zone if a real estate licensee.knows that the information is incomplete.or misleading on the property condition.disclosure statement the licensee may be.liable to the purchaser so you want to.make sure that you know that.and then there's flood map updates FEMA.redraws the flood maps periodically when.new technology is available and when new.information is available the map.modernization program in the risk map.program or two programs of FEMA has been.working through the last 10 years to.update all of the flood maps throughout.the United States to make them digitally.available and to superimpose them on.aerial photos currently in Horry County.our Maps have not been updated yet we're.not been finished with the the coastal.model is not finished we expect the.issue of the new map sometime in 2015.and as we learned after Katrina and the.maps were created in Mississippian and.Louisiana flood zones may change so.people that are in the flood zone now.they may have an it may have a change of.zone they may have a change of elevation.requirements people that are outside.though may be put in people that are in.the zone may be out there's been a lot.of topographical changes to the land.since the last study was done in 88 and.99.elevation certificates are also used for.flood insurance they're used to rate the.policies in the flood zones that are.listed on your screen and they're.required for buildings that were.constructed before the community joined.the National Flood Insurance Program.which is called creep refirm and for.communities that have rules after the.flood insurance rate map was adopted.poster this is just a slide to show some.of the impacts of why people want to.know about elevation certificates and.when what they show an elevation.certificate does show whether you are.above or below a base flood elevation.which again on the special flood hazard.map indicates that the science indicates.at that area that they think that.floodwaters will reach a certain height.for instance in this example on the.screen if you're basically television is.13 that means that the map according to.the map the property that your home is.on they believe that water will get to.13 feet above sea level and at a general.storm one that has war chance 1 percent.each year of happening if your property.is at elevation 9 and your home is on.grade the example on the Left would be.relevant because you would be 4 feet.below the base flood elevation and it.would be 9500 year for flood insurance.again if your property is at elevation 9.above sea level and vfe is at 13 above.sea level but you've raised your house.so that you have the bottom floor of.your home at the same level as the vfe.then you have a significant savings of.flood insurance if you raise the house.further as in the right hand side.example you can save even more money on.your flood insurance one of our speakers.with the ASF PM has done a slide where.he shows that in a typical single-family.home.coastal example the savings over a.30-year mortgage are $100,000 or more.and he likes to say well you can have.your house.the ground and for 30 years be happy or.you can arrange your house when you.build it and for 30 years have your.house and a boat so we get it we need to.know more about the elevations and.certificate format if you're selling.property that's in the flood zone so.what does it look like and do you need a.degree in engineering to read it luckily.you don't there's a lot of assistance on.the internet for how you read an.elevation certificate we'll go through.some of the parts here as well the.elevation certificate looks fairly.simple looks fairly official there's.fifteen to sixteen pages to the document.however only four of them are ones that.will be filled out pertaining to the.property the rest of the pages are.instructions and reference drawings the.estimated time to complete the the.elevation certificate on the stated in.the instructions is about four hours but.luckily you don't have to worry about.that because only serve Ayres architects.and their engineers may fill out the.information on the elevation certificate.and that's a very important thing you.need to make sure when you're looking at.your elevation certificate that it was.filled out by a surveyor an architect or.an engineer there's a section on the.form that states who created it and he's.certified that the information was.correct.the elevation certificate again is an.NFIP administration tool for community.compliance building elevation and policy.rating and map revision and amendment.these are the two main pages of the.elevation certificate section it's a.through G some of the sections are.completed before construction begins.some during construction and some after.construction ends and the elevation.certificates are valid for the different.considers the a zones and the V zones.we'll go through the sections one by one.section a has owner and property.information section B has your flood.insurance rate map panel.information section C has elevation.documentation for all but two the zones.zone AO and zone a without a place flood.elevation that information goes in.another section section D has a.certification for your surveyor.architect and engineer and any comments.they want to add to the certification.section e is where you put information.for flood zones AO and flood zone a.without a B Fe we'll talk a little bit.more about that soon section F has.property owner information in Section G.the optional section which was added in.the last few years as community.information so let's start with section.a property owner information some was.pretty obvious the building owner's name.street address city state zip code we.all have access to that kind of.information such an a3 the property.description is important because not.every community has a dressing.some of them still do rural routes and.the like so property description it also.ties into the tax amount numbers and.your legal description so there's a.backup in case the address that's listed.here is incorrect for whatever reason.below that a four through a nine are.some more as more information on the.property building use is that.residential or non-residential the fact.that the not residential or.non-residential question is actually.quite important from code enforcement.perspective because you have different.rules for how you can elevate and/or.flood proof of property based on whether.it is residential or commercial the.elevation certificate also request.information on latitude and longitude at.least two photographs of the building.would be included and that goes on the.last two pages of the four that are.important for the fulfilling out for the.building with the crawlspace enclosure.there's question about how much.crawlspace and for the building with an.attached garage how much of the square.footage is in the garage and how many.openings are there in the garage to.allow floodwaters to flow through some.important things to note about section a.is that detached garages are considered.accessory.structures so if you have a home you.have an elevation certificate for the.residential use and your garage is an.accessory structure your latitude and.longitude must be accurate at 66 feet.again luckily you don't have to be the.the technician to fill that out but.Google Earth can be used to figure that.out as well if you have latitude and.longitude shown on an elevation.certificate you can go to the Google.Earth which is a free application online.you use the ladder to launch to to look.up the property for the for aerial.photography as well and then photographs.are required for insurance if it is a.post firm or post flood insurance rate.map structure that means that the.structure was constructed after the time.that the community entered the National.Flood Insurance Program and adopted its.first flood insurance rate map then.photographs are required also I'm.building on a 7 the building diagram.number is required for insurance rating.well they without looking at the rest of.the package you can easily say well what.do I put there but in the rest of the.package includes building diagram.numbers in your instructions there are.nine but nine diagrams or there's 10.when you count diagram one a and B that.show the different ways that elevation.is measured depending upon the type of.construction their slab on grade.construction there's stem-cell.construction there's construction over a.bottom floor that's very like a basement.or like a drive out basement where the.not all four walls are surrounded by.that grade there's elevated buildings.and there's buildings elevated on fill.and there's buildings with flood at.openings lots of different types of.buildings on this on the elevation.certificate when you read building.diagram number it will refer you back to.one of these diagrams so that you will.know which type of construction is.considered that the homes.considered for the elevation certificate.purposes diagrams one through four are.non elevated buildings their slab on.grade with a full or partial basement.diagram is five through eight are.elevated buildings they have crawlspace.or they're elevated on piers or posts.and diagram nine is a sub grade.crawlspace for a building with an.attached garage square footage.information is provided in measurements.along with any permanent opening.information so for instance if you're.looking for information about the home.about the square footage and you're.trying to advertise this home has any.garage that has so much square footage.and you don't know it one of the sources.it's going to be on your elevation.certificate because the surveyor.architect or engineer would have to put.that information down on the floor going.on to Section B the flood insurance rate.map information this is the information.about the map that the property is.covered under the flood insurance rate.maps are blocked out in two sub maps you.can't get all of South Carolina on one.map you can't get all of our Beach on.one map so they have different panels.and each map panel has a number and of.course it's all coded to the different.different grant programs and different.programs through the NFIP.the NFIP use of the flood insurance.study or FIS and The Associated Maps to.determine the potential flood risk a.flood insurance studies compilation of.the flood data for specific water.courses the flood insurance study is the.overall study that has the data and.information that goes into creating the.flood insurance rate map for the firm.the official map of the community where.FEMA has delineate about the special.hazard area and the risk premium zones.is the firm map a lot of you probably.had and had some experience with the.flood insurance rate maps I'm blowing.about not many have done have done work.with the flood insurance study because.it's very technical in nature and it's a.lot of data that doesn't pertain to day.to day.activities pretty much but there is some.good data to be found in that for.instance in the flood insurance study.you have a community map history often.times you need to find out whether the.property was constructed before the.community entered the flood insurance.rate program excuse me the the National.Flood Insurance Program or was it built.after the community entered the National.Flood Insurance Program well the the.dates for each community in each county.and the county itself are included in.the flood insurance study in addition.the flood insurance study has profiles.on all the waterways that are mapped on.the left-hand side is a map that shows.whether swosh tributary - from the mouth.of the weather swash itself down through.fourth Avenue north and 8th Avenue north.to the terminus of the tributary at mr..Joe White Avenue or 10th Avenue north.this profile.these squiggly lines it's supposed to.represent if you had taken a slice of.land sliced through the the tributary to.look at it sideways this is the the.bottom of the tributary or the or the.bottom of the creek and this would be.the water levels and each of these.intervals and that's how the base flood.elevation is determined with the flood.insurance study pertinent information.that goes on the elevation certificate.is found on the cover of the flood.insurance rate map the community names.their community number and the panel or.map number and the effective dates all.of those are extremely important fields.to incorporate on the elevation.certificate the base flood elevation is.the computation elevation which flood.water is anticipated to rise during a.base flood the base flood again is an.average out of the flooding events of.the water studies the water models in.the area based on the topography and.other features of the land the base.flood elevation is regulatory.requirement for an elevation or flood.proof.of structures the relationship between.the deity and the structures elevation.determines the flood insurance premium.we have a note that says the audio is.fading in and out I'll see if I can keep.closer to the microphone but do let us.know if the audio is still having.trouble thank you for letting us know.so if you want to know what your base.flood elevation is it can be found here.on the flood insurance rate map if you.have a zone it has an e at the end that.means elevations have been created for.those zones and you don't have to go to.the Flood Insurance study and calculate.it from the cross section most of Myrtle.Beach which is where I have most of my.experience has elevations for the flood.insurance rate map on this map in the V.zone which is the coastal area you'll.have a zone ve and then in very small.letters underneath it in parentheses it.says e L 17 ei L is for elevation and 17.is the base flood elevation so if I'm.constructing a home in this area that.means that for my base flood elevation I.have to be at least at 17 feet above sea.level or more in this section of K.impacts wash this area is zone AE in.parentheses elevation 12 so I know if I.build a home and it's covered by this.flood zone I have to elevate my home to.at least 12 feet above sea level and.again that's above sea level not above.the the ground or the grade where the.home is located there are properties in.the flood zone that may already be above.the base flood elevation if your.property if your property on the coast.here under ve 17 is already at an.elevation of 18 feet above sea level.then you're already higher than the base.flood elevation if the community does.not require an extended elevation beyond.the base flood elevation then you would.be okay to build on slab in that.property with Myrtle Beach we do require.an extra three feet above the base flood.elevation that's called freeboard so.properties in the be in the BES own 17.would have to make sure their lowest.floor elevation was elevated above 20.feet above sea level and this.in this area with elevation 12 in the.city of Myrtle Beach the requirement.would be to go to 15 feet above sea.level we have a three foot free board.requirement in part two because we.believe that the data is a little older.and could use we have some leeway in.that in part because the model at the.time that the city adopted the.floodplain management did not account.for storm surge and we all know that.storm surge has definitely impacted the.coast in Horry County Myrtle Beach and.the surrounding areas so when this was.implemented in the 90s those are some of.the reasons that were discussed when.planning extra requirement if you don't.have a II after the zone what you'll.have are squiggly lines like this on.your flood map and in order to find the.base flood elevation you'll have to.extrapolate between the two the.measurement at your property level and.that's when we get into working with the.flood insurance study again this is not.something that you would be required to.do as a real estate agent but I bring it.up to let you know that when you're.working with someone to it to create or.you're working with a surveyor or.architect or in here to to get an.elevation certificate for the property.you're working with there's a lot of.technical stuff that goes into it so.that you're aware of what they're doing.we've talked a little bit about pre firm.or post firm being an important date as.to when your home was built over in the.house that you're working with was built.pre firm structures or buildings that.were constructed or substantially.improved before December 31st 1974 or.before the effective date of an initial.flood insurance rate map that means that.when the National Flood Insurance.Program went into effect they had.deadlines for everybody to adopt Maps.before 19 December 31st 1974 then we're.going to be in the NFIP not every.community.to the NFIP originally many of them did.but not everyone did post firm means the.structure was built or substantially.improved after the end of 1974 now for.Myrtle Beach houses built in Myrtle.Beach before July 5th 1977 or pre firm.and remember its prior to the effective.date of the map the dates that we found.here in the community map history again.in the flood insurance study and why is.that important.well there's several reasons that might.be important grandfathering for instance.commute houses that were built before.the community adopted flood maps are not.required to elevate if they do if they.do work to upgrade the the building.until they do work that surpasses 50.percent of the home and that goes into.the next point of substantial.improvement substantial improvements.once you have substantially improved.more than fifty percent of the value of.the home you have to bring the home up.to current rules then also flood.insurance rates flood insurance rates.for buildings that were built before the.flood insurance map were adopted are a.can be substantially higher than ones.that were built after the flood.insurance rate map because the ones that.were built after the flood insurance.rate map was adopted or held to a.floodplain management guideline standard.it's also important because there's a 26.percent chance that a home and a special.flood hazard area will have a flood.during the life of the 30 year mortgage.it's actually more likely that you will.have a flood through the life of 30-year.mortgage than you will a fire so when.your pre firm and you're not elevated.this is more likely to happen than if.your home was elevated Section C with.the building elevation information this.is a very technical section this talks.about how high your building is in.relationship to sea level for let's go.piece by piece for C 1 the building.elevations were based on one of three.periods of time.it's either based on before construction.during construction which is usually.within a week from the time that slab is.poured and then after construction is.completed but before the certificate of.occupancy is issued.we take three elevation certificates.when we have a petition for a new home.work application excuse me for a new.home and we will collect three different.elevation certificates the one that goes.with the CEO is the finished.construction but we use the other two.during construction and before.construction to ensure that the.regulations are being met for section C.2 the critical crucial elevation.measurements are at different points.around the structure in each of these.fields if you're looking at an elevation.certificate on behalf of your client you.want to make sure that there are no.blank entries or they can either put in.a zero or they can put in an n/a but.blank information is not allowed to be.turned in and that would signal that the.surveyor architect or engineer missed.something and it needs to go back to.them for repair your building diagrams.come into play again when you're talking.about the different elevation points and.the elevation by building type on the.left a building by slab we measure.elevation differently in the V sentence.which of the velocity or coastal zones.then we do any A's owns which are the.zones behind the velocity zones or the.riverine zones.so for instance a home on a river we.would measure the the base flood.elevation to the point where you enter.the home and that's a zone but if your.home is in a V zone most of which would.be the coast area the oceanfront we.actually measure the base flood.elevation to the bottom of the lowest.structural member the reason we do that.is because velocity zones part of their.elevation accounts for a three-foot wave.action so that if a wave comes through.the velocity zone is it isn't just a.still water flood it's a flood with.velocity or with energy that wave coming.through if we were to measure to the.bottom floor that wave could come.through and damage that support.structure and make the home collapse or.have substantial damage to the home we.want to make sure to account for that.3-foot wave so in the B zones missus.nationwide the V zones are measured to.the bottom of the lowest structural.member that means that's that part of.the house that holds up the floor and.the building envelope and everything.else but with a zones we measure to the.entry point it has most floods and the a.zones are going to be still water.without velocity and they will rise.slowly well not so slowly if it's a.river rushing situation but oftentimes.it is a slow Creek and the water rises.up to the entry point a building with a.basement the base foot the the we've.measured the bottom floor is the one.that's enclosed again flood waters can.come in through the basement walls or to.have seepage through the basement walls.and then on the right hand side these.are examples of buildings on piles piers.or columns such as elevated beach houses.these building diagrams were referred to.in Section C to show where the different.measurements are taken for instance is a.slab on grade and these next pictures.are taken from the FEMA guideline do.engineers architects and surveyors as to.where you take the different.measurements for elevation so for slab.on grade which is.where your your house is built right on.the ground on on a concrete slab these.are your your measuring points for your.elevation certificate with a basement.and the dotted line being the base floor.at the basement your bottom floor is the.basement floor if you have a split-level.with a below ground the lowest level is.at the bottom of the split-level entry.point is to the left with an elevated.building again this is in the V zone you.can see the ocean out there so this is V.zone only the lowest structural member.instead of being the floor level which.would probably be here where we're not.measuring to the lowest structure.there's the lowest floor today and.that's only for V zones again and if you.have a walkout enclosure your enclosure.also gets noted as the lowest floor this.is an example from the South Carolina.quick guide to floodplain management.that shows you how the different numbers.relate to a structure so when we're.going to see to and your elevations the.top of the next highest floor excuse me.the top of the bottom floor is 627 feet.above sea level and that's letter A so.in this example the main structure the.lowest floor is a the top of the next.higher floor is not is not applicable.because there's this is a single.structure single level structure the.bottom of the lowest horizontal.structural member is four v zones well.we know this is in a zone so we're not.going to be that's not pertinent so.they've put in na the attached garage.the top of the slab is at six twenty two.and a half that's deep that's this.measurement here letter E the lowest.elevation of machinery or equipment.servicing the building it's at six.twenty seven so the surveyor will go in.and measure the elevation or the bottom.floor and then measure the bottom of the.location where machinery or equipment.servicing the building is located if.this hot water heater was located on the.ground.the answer would be the same for D but.this one has been elevated to prevent.damage from flood if you had an HVAC.unit on the outside of the home again.the measurement would be down with the.bottom were the HVAC unit is the lowest.adjacent grade and the highest adjacent.grade are also noted F is the lowest.adjacent grade and G is the highest.adjacent grade that information goes.into helping helping reviewers and.insurance agents figure out how much.change there is on the property in.elevation because that affects where the.water goes that's that's the C section.that's the most technical section.section D is your certification section.you want to make sure that this is.officially stamped by your architect.engineer or surveyor it has to be the.embossed stamp and the signature is.required over the stamp it cannot be as.near ops coffee or a office emily has to.be an original stamp latitude and.longitude have to be verified and if you.want to know more information about the.building comment section has been placed.in the form where the architect engineer.surveyor can put in other information.other measurements or other points that.they wanted to make on the elevation.certificate so it's a good place to go.look for any other information about the.building if you have an elevation.without a survey for Zone AO and zone a.without the VF e this is where that.information is collected.that's my knowledge and my knowledge is.limited them to what I've worked with.here in or County there's no AO zones in.Horry County AO zones are used to.represent sheet flow flooding which is.not something that we have here we have.riverine flooding and coastal flooding.so to the best of my knowledge we have.no a Ozone's there are unnumbered A's.owns in Horry County and in some of the.municipalities however and in those.unnumbered A's owns that means that.FEMA's contractors did not come up with.a base flood elevation for those areas.that's why this area is set-aside.separately without a base flood.elevation there has to be some other.work done to find the elevation this is.where that would go.again the machinery and/or equipment.service in the building includes the.HVAC the ductwork the power boxes and.the like in Section F the property owner.or the owners represent a representative.the elevation certificate must be signed.by the owner or the representative in.Section G is community information this.is a newer section that has been added.in the last few years and it is very.helpful if it's been filled out as it.gives you permit numbers date permits.issued the date certificate of occupancy.was issued and it ties this ties the.record for the so for the elevation.certificate into the local building.records that's a little less work to.find the related information that you.eat some important points about the.flood inch the excuse me the elevation.certificate is that there should be.information in all data fields you can.answer na or you can answer 0 but there.needs to be each field needs to have.some something addressing it so that the.reviewer knows that the the architect.engineer or surveyor did go through and.and check on that point the certifier.seal signature and date must be in.Section C in the signature and date in.Section D copies and faxes are not.acceptable as originals for just plain.record-keeping purposes if you want to.copy it or Xerox it it is is perfectly.fine to make a copy for your own uses.but if you're required to have an.original copy of the elevation.certificate or your mortgage or for your.insurance and has to be the embossed.stamp and do not alter the elevation.certificate in any way even for minor.changes especially it's it's very easy.to want to do that on section a if the.address is incorrect or the property.owner's name is spelled wrong the thing.is that no one's allowed to.amend that except for engineers.architects and surveyors now the local.government official can append to it by.attaching a blank copy that corrects.just the information that they are.allowed to correct such as the ownership.information but the technical.information cannot be amended by anyone.other than an architect engineer or.surveyor so with that said where would I.find one then can I get them on the.internet and what other information do I.need to know about the property you can.get flood maps and flood plain.information and elevation certificates.online very easily one of the first.stops is FEMA's map service center the.links are in the the presentation at.FEMA's map service center you can find.flood maps there's they dealing out to.you several different ways some with the.interactive mapping services some where.you just go through a series of.questions to narrow down your.neighborhood and then you can look at.any map you want Horry County has the.GIS viewer where you can turn the layers.on and off including the flood zone and.then Google Earth has a national flood.hazard layer those are all for finding.out roughly if your property is in the.flood zone the best determination is.going to be having an elevation.certificate or if you don't have one to.to contract with an architect engineer.or surveyor to create it other helpful.information is that current elevation.certificate is downloaded from FEMA gov.make sure it's the one that was created.in 2012 and is still valid until July of.2015 a list of definitions because you.know if it's not the federal government.we're not making enough big list of.words and acronyms that's the word I was.looking for gosh acronym so there's a.lot of definitions available there flood.insurance requirements for your home.flex Mart gov and the FEMA has a.homeowner's guide to elevation.certificates which is a a two-page fact.sheet just a front and back PDF that you.can download easily some of the images.that were in my presentation today were.taken from the South Carolina floodplain.management.I can't say enough good stuff about that.document it's very well written very.easy to understand lots of illustrations.lots of graphs lots of lots of ways that.the data was made easy to understand if.you haven't had enough of elevation.certificates they want to see someone.else talk about them that eazy-e C made.easy as a public outreach partnership.from hto partners and the little.animated films that they do for each.section are quite entertaining and if.you want more information about coastal.hazards and the like Digital Coast which.is the project that I advise Noah on has.free data and information on resiliency.a lot of free mapping applications can.be linked through there it's just a.really great portal for information.where do you get the elevations difficut.for your home that you're looking for.city of Myrtle Beach does not store.elevation certificates online you can't.go into the city's website and look up.an address and pull down that elevation.certificate you do have to contact the.staff for that you can also contact your.seller if they have built the home.especially if they built it recently and.they have a copy of the documents.they'll have a copy there or you can.hire a surveyor architect or engineer.but the first place you want to look to.is the building permit the the.department is in charge of building.permits for instance in the city of.Myrtle Beach's construction services.they have a floodplain coordinator Emily.Hardy and you would want to call Emily.and tell her the address of the property.you're interested in and find out if.they have an elevation certificate on.file so that's the end of the.presentation we'll get to the questions.we have time for questions okay we have.several of them that have been asked.through the chat room okay so the first.one if a house was built before the.flood maps were established and the.homes main floor is below the B Effie.well that homeowner be required to pay.the high rates on.earlier slide more than likely if your.home is below the base flood elevation.you're going to pay higher rates on.insurance than someone whose home is.elevated even if it was built before.hand you might be familiar with the.biggert-waters act that has been it was.passed in 2012 but was recently amended.thinking was this last week that it was.amended to slow down the the absorption.rate I believe from the increase in.ellen prices for flood insurance but the.the main points of biggert-waters were.to have properties that have been.subsidized up until 2012 to start.phasing out subsidies subsidies were.provided for properties that were pre.firm and properties that were older and.those subsidies could be transferred.between home ownership up until the.bitter waters Act was passed so as the.biggert-waters Act goes through if it.goes through in the way that it was.originally intended not only will they.pay higher than everyone else they'll.start to have a increased rate of.increase I guess it's the way I'll put.it so you'll want to you want to get.online and get some good information.about the biggert-waters Act in 2012.when you're talking about flood.insurance.the next question does North Myrtle.Beach also require three feet above the.be Fe I'm not an expert on North Myrtle.Beach but you can call to a oh five five.five five and ask to talk to their.floodplain coordinator I believe they do.require an extra level of protection.above the base flood elevation but I.don't know that it's three feet the next.question if someone builds high enough.above sea level even though they're in a.flood zone would they still have to get.flood insurance that's a yes and no.answer if they build high enough above.sea level even though they're in a flood.zone it depends on if they're if they.have a mortgage and they're required to.get flood insurance or if they don't.have a mortgage and they want to get.flood insurance if they have a mortgage.on the home they're going to be required.to have a permit rephrase that.if they have a federally backed mortgage.they're going to be required to get.flood insurance and because the property.is in the flood zone they will be.required to get flood insurance if they.don't if they build it out of their cash.pocket and they don't have a back.mortgage they have the option then to.acquire flood insurance or not and you.also they also have the option of going.with a non-federal a back to flood.insurance provider something like a.Lloyd's of London but it mostly it.starts off with do you have a mortgage.or not when you build higher than the.flood then the flood zone requires the.BFE it requires that's great that's a.best practice but again just because you.built your house higher doesn't mean.that the property won't flood and if the.property floods it's going to be.difficult to get to the home the.property flooding could affect your.stairs or your access points so the.flood insurance would still be required.if it's federal back mortgage what are.the pre firm and post firm dates for.Horry County we had that on one of the.slides through the flood insurance study.let me see if we can go back to that.yeah 1974 was one of the dates to see.information from the smaller version of.it I know you all are seeing it and I'm.not there it is.for Horry County the unincorporated.areas there in effective firm date was.February 15 1984 I hope that helps that.information is from the Horry County.Flood Insurance study house the most.recent current legislation that affected.Barrett waters relevant to flood.insurance and how does that affect home.buyers and sellers good question we.could go into another whole hour.discussion on that unfortunately we.don't have that time the omnibus bill.that was passed last week does not roll.back any rate increases that have.already occurred as a result of.biggert-waters and other provisions in.biggert-waters that continued will.continue to be implemented including the.phase-out of substance subsidies on.certain pre flood insurance rate maps.properties but one of the things that we.we neglect to talk about when we talk.about biggert-waters is that.biggert-waters really wanted to help.ease the burden on the subsidies only.20% of all flood insurance policies are.subsidised 80% of them are not so.there's a good chance that 80% of the.policyholders will not be affected by.biggert-waters but the 20% that are.subsidized that's where the changes were.were focused on the biggert-waters Act.that owners of subsidized properties on.non primary and secondary residences.would see a 25% increase annually until.rates reflect reflect the true risk and.that began January 1st of 2013 the.owners of subsidized policies on.property that experienced severe or.repetitive flooding we call it rep rep.loss properties would see a 25 percent.rate increase annually until rates.reflect true risk and that began October.1st 2013 and the owners of subsidized.policies on business and non residential.properties would also see a 25 percent.rate increase agent Lee.until rates are less reflect the true.risk and again those are only on the.subsidized properties subsidized.policies and then only 20% of the NFIP.has subsidized that we also talked a.little bit about the true risk.what does that mean a lot of the.subsidies that were part of the.discussion and Barrett waters are the.ones where the property is very subject.to flooding either because it's a.repetitive lost property or it is in a.high-risk zone but because of one reason.or another the insurance had been.subsidized that means that money had.been paid through other four other.agencies to help pay for the flood.insurance for that property if that.property was a repetitive loss property.that means not only is it being.subsidized on the insurance side but.it's being subsidized again potentially.through the community or through the.federal government after disasters so.they wanted to to change that with.biggert-waters Act there were some.drawbacks to that that weren't fully.understood when the biggert-waters Act.was passed and so the Omnibus Act sought.to slow that down and I'm almost to the.limit of my knowledge of the.biggert-waters Act so I'm gonna kind of.back up a little bit and see if maybe.that would be something we could suggest.to your membership to have a.biggert-waters webinar or we can get a.bigger waters expert and an insurance.expert to answer the questions any other.questions.Thank You Beth and Wayne Gaddy both for.your wonderful comments about their.presentations this morning just remember.that all of our webinars are archived on.the CCA our website.WWE CA r SC org under the media Center.for later viewing um thank you so much.again Alyson horn and we really.appreciate you and this will be one of.many presentations that she will do for.us because of course flood insurance is.a very important issue for this coastal.area so thank you all so much for your.time and I hope you have a great day.

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Elevation Certificate FAQs

Comply with the below common problems about Elevation Certificate. Talk to directly if you still have other queries.

Need help? Contact support

Where can I get the form for migration certificate?

If you are under CBSE board then go to CBSE regional office near you and ask for migration form and fill it then submit to cash counter (Less then 500rs). Same thing with Others

Does Flood Zone A require an elevation certificate?

Most people in a special hazard zone have to get an elevation certificate done. The cost is based on that or if they get a non-FEMA policy through private insurance they do not have to get an elevation certificate. Flood Insurance is almost always separate from home insurance…..I only say almost because there was one company that was including it.

Who completes a flood elevation certificate?

The property owner must pay for an elevation certificate. The form should be filled out by a licensed surveyor who has experience determining accurate elevations.

Do you need an elevation certificate for flood insurance?

Get that certification AND get Flood Insurance. For now, it is inexpensive. I recently appraised an entire street of homes flooded by our latest Hurricane. These properties were not in the 100 year zone, but the 500 year zone. Lenders do not require it, but you get it. Scores of people lost there homes by having no flood insurance. Flood insurance for now, is Federally subsidized and inexpensive. It will not impact the value of your house. It is common and does not impact most buyers. It has NO impact on a real estate appraisal.

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