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Tag Archives: land surveyor

What is a Flood Study?

Hideaway Land Surveying Posted on August 15, 2016 by HidewaySurveyorMay 29, 2020
Flood Map Diagram - Elevation Certificate

In the article “Study could lower or nix local flood insurance costs” we see a familiar situation that was finally resolved by ONE citizen paying for a flood study to help his neighbors. The situation was that…

Residents along Wolf Creek used to see more flooding until two dams along the waterway at North Street in Pine and East Main Street in Grove City were removed 11 and 12 years ago, respectively, and the waters have receded significantly. Since that time, the residents believe their insurance is no longer justified – or could at least be reduced.

Flood Zones Explained

FEMA’s Flood Insurance Rate Maps (FIRMs) determine the flood insurance rates that FEMA charges landowners who are located in a Special Flood Hazard Zone. This is also known as the 1% Chance Storm Flood Zone and is typically designated as Zone AE. The “E” means there is a Base Flood Elevation that has been established.

There are 3 situations you may find yourself in on a flood map:

  1. Out of the flood hazard zone completely, the best situation. This is usually designated as “X Outside the 0.2% Chance Flood Zone.” In this case you are not required to purchase flood insurance, though you may consider doing so if you have a wet weather drain close to your house.
  2. Your lot and/or house is shown in Zone “X Within the 0.2% Chance Flood Zone.” In this case you are also not required to purchase flood insurance but it is highly advisable. The 1% storm event is exceeded in many cases. (The water doesn’t know that it’s supposed to stop at that elevation.)
  3. A portion of your lot and/or home is shown in the flood hazard zone on the Flood Maps. This requires flood insurance, or proof that the maps are inaccurate. At this point your home may or may not be actually below the Base Flood Elevation, the 1% chance flood elevation.
    1. Your lot is IN the flood zone, but your house and the Lowest Adjacent Grade (LAG) next to it is OUT, or ABOVE the Base Flood Elevation. This has to be determined by a land surveyor. If so, you may qualify for a LOMA to remove the requirements for flood insurance.
    2. Your house and/or the Lowest Adjacent Grade (LAG) are BELOW the Base Flood Elevation. You won’t qualify for a LOMA. Get an Elevation Certificate by a land surveyor in order to determine your flood insurance premium.

A Fourth Flood Map Situation

In this article, a FOURTH situation is given; you are shown IN the flood hazard zone on the current maps but something has changed since the map was published that would show you to actually be OUT of that hazard zone. In this case, a flood study has to be undertaken to prove to FEMA that something has changed. Unfortunately this flood study has to be paid for by someone. If your City and/or County won’t do it, then it is up to you or your neighbors to undertake this study.

A Flood Study

A flood study is done by engineers who are trained and licensed to undertake these tasks. A flood study involves calculating the height which the 1% chance storm will rise to as it flows through the stream. You do this by taking measurements of the shape of the stream at various locations and determining the amount of water that will runoff the overall drainage area, and how fast it will get to that segment of the stream. Honestly, there’s a LOT of estimating done for this kind of work, but it’s at least educated estimating. (I refrained from saying educated guess because that would diminish my Auburn education. War Eagle!)

Flood Study Costs & Facts of Life

The flood study in this article ultimately costs over $35,000. In my experience, the minimum flood study cost I’ve seen is in the $5000 range. It could run much higher, but that would usually involve a large area.

Unfortunately when most people are in this Fourth Situation, neighbors won’t cooperate and share the cost. I believe personally that the city or county should incur these costs, but in most cases, there aren’t funds available for this. And, since it involves a small segment of the people, it is usually not justified by people who were voted into office.

Another possible way to fund a flood study is through a Tax Assessment from the jurisdiction involved. This would require the individuals who are helped by the flood study to pay up when and if they sell their home. The idea is that being out of the flood zone would mean they get a higher price for their home than if it was still in the flood hazard zone.

If you need help with an elevation certificate, please call ​Hideaway Land Surveying today at (903) 525-6405 to speak to a Registered Professional Land Surveyor.

Posted in elevation certificate, land surveyor | Tagged elevation certificate, elevation survey, land surveyor, LOMA

Tips on Hiring a Land Surveyor

Hideaway Land Surveying Posted on August 4, 2015 by HidewaySurveyorMay 29, 2020

Hiring a land surveyor means paying them good money, which is why we need to make sure that we get the best service in return. We need to make sure that we only get the best service, as I’m sure you don’t want to pay good money and not get the service that you’re expecting.

If you’re looking to hire the service of a land surveyor, here are some guidelines that you may want to keep in mind.

Hiring a Land Surveyor:

Start by looking for land surveying companies in your area. Knowing your options allow you to choose the best. Checking the internet, the yellow pages and the newspaper is a very good way to start. Make sure to make a list of the companies’ contact information since you’d need to make contact with them later.

Licensed Land Surveyor

Only deal with licensed land surveyors, so ask to see their license before hiring them. If possible, ask for a copy and authenticate it. Furthermore, check with the Better Business Bureau for any complaints the company might have against them.

Another important thing to remember is to hire a land surveyor whom you’re at ease working with. To find out, meet with the person. Study how he answers your questions and how he talks to you and you’d be able to determine if you’re comfortable with him. Aside from this, you’d also be able to gauge how knowledgeable he is by the way he answers your questions.

Contract Signing with a Land Surveyor

Read and understand every bit of the contract before signing it. Some people overlook the fine print, but make sure that you don’t. Make sure that there are no hidden charges, and that will be getting all the services that you’ll be paying for. Signing a contract makes a person legally bounded to it, so you have to fully understand what you’re signing up for to prevent any problems in the future.

As long as you get the best value for your money by hiring someone who will give you what you paid for, hiring a land surveyor shouldn’t be any problem.

For a land surveyor in ​Hideaway, Texas and surrounding areas, call us at (903) 525-6405 or send us a message by going to our contact page.

Posted in land surveyor | Tagged hire land surveyor, hiring a land surveyor, land survey, land survey hideaway tx, land surveyor, ​Hideaway Land Surveying

Why You SHOULD Have a Land Survey Completed Before Purchasing Land?

Hideaway Land Surveying Posted on July 21, 2015 by HidewaySurveyorMay 29, 2020

The importance of a land survey Buying land, whether commercial or residential, is always a really expensive endeavor, regardless if prices have eased somewhat lately. That’s why selecting a lot which you like and making an agreement for it without performing a land survey within the area is likely to be the greatest mistake that one could make. Here’s why … Continue reading →

Posted in land surveying | Tagged land purchase, land survey, land surveying, land surveyor, property survey, property surveying, survey, surveying, surveyor, ​Hideaway Land Surveying

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