A Letter of Map Amendment (LOMA) is an official FEMA document that amends the effective Flood Insurance Rate Map (FIRM) to remove a specific property or structure from the Special Flood Hazard Area. FEMA issues a LOMA when a licensed surveyor provides data showing the property's elevation is at or above the Base Flood Elevation. Once issued, lenders must remove the mandatory flood insurance requirement for federally backed mortgages.

How much does it cost to apply for a LOMA?

FEMA charges no fee for a standard LOMA application. Your primary cost is the Elevation Certificate from a licensed land surveyor, which typically runs $500–$2,000 depending on your location and property complexity. Some homeowners use a LOMA filing service ($300–$600) to handle the application paperwork. Total cost: $500–$2,500, compared against annual flood insurance premiums of $2,000–$5,000.

What happens if FEMA denies my LOMA application?

If FEMA determines your property is correctly mapped in the SFHA, your application is denied and you remain in the flood zone. You can appeal the denial, provide additional supporting data, or work with your local community's floodplain administrator on a community map revision if the mapping error affects multiple properties. A denial does not prevent you from obtaining a new Elevation Certificate to potentially lower your NFIP premium through the continuous elevation rating.

How long does the LOMA process take?

FEMA's standard processing time is 60 days from receipt of a complete application. Complex cases or requests for additional documentation can extend this. The time to gather your Elevation Certificate adds another 2–4 weeks if a surveyor needs to be scheduled. Expect the entire process from decision to LOMA in hand to take 2–4 months.

LOMA: How to Get Your Home Removed from a Flood Zone

If your home sits in a FEMA high-risk flood zone — Zone A, AE, or similar — you may be paying $2,000 to $5,000 a year for mandatory flood insurance. A Letter of Map Amendment (LOMA) is FEMA's official mechanism to challenge that designation and potentially eliminate the requirement entirely. This guide walks you through every step of the process, what it costs, and what to expect.

What is a LOMA?

A Letter of Map Amendment is an official document from FEMA that amends the Flood Insurance Rate Map (FIRM) to reflect that a specific property or structure is not located within the Special Flood Hazard Area. The amendment is based on property-specific elevation data, not a change to the general floodplain mapping — your neighbors may still be in the SFHA after your LOMA is approved.

LOMAs are issued when a property owner can demonstrate, through a licensed surveyor's Elevation Certificate, that the building's lowest adjacent grade — the ground right next to the foundation — is at or above the Base Flood Elevation (BFE). The BFE is the flood level that FEMA has modeled as the 1% annual chance flood for your area.

The related document, a LOMR-F (Letter of Map Revision Based on Fill), applies when fill was placed on the property during or before construction. The analysis and documentation are similar, but the application distinguishes between naturally occurring elevations and artificial fill. Your land surveyor will confirm which type applies to your situation.

See our overview of what flood zone removal means for context on the bigger picture before you start.

Do you qualify? Eligibility basics

Not every property in a flood zone qualifies for a LOMA. The key question is whether your building's lowest adjacent grade — the natural ground elevation immediately adjacent to your foundation — is at or above the BFE for your area.

To find out:

Look up your property's flood zone at FEMA's Flood Map Service Center and note the BFE for your panel.
Contact a licensed land surveyor and ask for an Elevation Certificate. The certificate records your building's elevation data and compares it to the BFE.
If your lowest adjacent grade (LAG) is at or above the BFE, you likely qualify for a LOMA.

Situations where you typically don't qualify:

Your building's floor is at or above BFE, but the ground next to the foundation is below BFE (a LOMR-F may apply instead).
Your property is in a floodway — the active channel area. LOMAs are generally not issued for structures within floodways.
You're in Zone V or VE (coastal high-hazard) — different documentation requirements apply.

Step-by-step LOMA application process

Step 1: Get an Elevation Certificate

This is the foundation of your LOMA application. An Elevation Certificate (FEMA Form 086-0-33) documents your building's key elevations — lowest adjacent grade, lowest floor, and lowest horizontal structural member (for V zones) — certified by a licensed land surveyor, engineer, or architect.

Cost: $500–$2,000 depending on location, property complexity, and surveyor rates.
Time: 1–4 weeks to schedule and complete.

Ask your surveyor to note the BFE clearly and confirm which flood zone panel applies to your property. A good Elevation Certificate tells you immediately whether a LOMA is viable before you invest further.

Important: if you're in a newer home (built post-2010 in a flood zone), your builder may have already obtained an Elevation Certificate at closing. Check your closing documents before hiring a new surveyor.

Step 2: Determine your application type

Based on the Elevation Certificate data, confirm with your surveyor:

LOMA (MT-EZ form) — your lot's natural ground is above BFE, no fill was used to achieve this.
LOMR-F (MT-1 form) — fill was used to raise the lot. Requires additional documentation including a fill certification.

For most single-family residential properties, the simpler MT-EZ form for a standard LOMA applies.

Step 3: Complete the MT-EZ application

Download FEMA Form MT-EZ from fema.gov. The form requires:

Property address and legal description
Current FIRM panel number (from your flood map or Elevation Certificate)
Property owner contact information
The completed Elevation Certificate
A copy of the relevant FIRM panel (downloadable from the FEMA Map Service Center)

There is no FEMA application fee for a standard residential LOMA or LOMR-F.

Step 4: Submit to FEMA FMIX

Submit your completed application through FEMA's Map Information eXchange (FMIX) online portal, or mail to the FEMA Map Information eXchange address listed on the form. Online submission is faster and provides tracking.

Step 5: FEMA review (approximately 60 days)

FEMA will review your Elevation Certificate, the FIRM panel, and any additional supporting data. They may contact you for clarification or additional documentation. If the data supports the finding that your property is above BFE, FEMA issues the approved LOMA.

If FEMA cannot verify the elevation data or determines the property is correctly mapped in the SFHA, they issue a denial. You can appeal or provide supplemental documentation.

Step 6: Use the LOMA to remove the insurance requirement

Once you have the approved LOMA in hand:

Send a copy to your lender with a written request to remove the mandatory flood insurance requirement from your escrow.
Contact your flood insurance company to cancel the policy and request a refund of the unused premium portion.
File the LOMA with your local floodplain administrator — usually at the county or municipal level. FEMA requires communities to maintain LOMAs in their records.

Using a LOMA filing service

Several companies specialize in preparing and submitting LOMA applications on behalf of homeowners. These services typically cost $300–$600 and handle the MT-EZ paperwork, coordinate documentation with your surveyor, and track the FEMA submission. They don't replace the need for a licensed surveyor's Elevation Certificate.

DIY submission is straightforward if you have the Elevation Certificate. The MT-EZ form is 4 pages and the FEMA online portal is user-friendly. The surveyor's fee is your real cost either way.

What if you don't qualify for a LOMA?

If your lowest adjacent grade is below the BFE, you won't qualify for a LOMA — but you have options:

Elevation Certificate for premium reduction: Even if you can't get a LOMA, your Elevation Certificate will show exactly how far below BFE your building sits. NFIP premiums are heavily influenced by the difference between your lowest floor elevation and the BFE. A building that's one foot below BFE pays far less than one that's three feet below.
Community LOMR: If you believe FEMA's flood model for your entire area is inaccurate — perhaps due to new infrastructure — your local government can sponsor a community-wide Letter of Map Revision. This is a longer process but can benefit multiple properties.
Physical elevation: Elevating your home above BFE qualifies you for a LOMA and dramatically reduces NFIP premiums. See our guide on how to elevate your home above flood level.

LOMA timeline and cost summary

Step	Cost	Timeline
Elevation Certificate (licensed surveyor)	$500–$2,000	1–4 weeks
LOMA filing service (optional)	$300–$600	—
FEMA application fee	$0	—
FEMA review and determination	$0	~60 days
Total	$500–$2,500	2–4 months

Against an annual NFIP premium of $2,000–$4,000, the investment typically pays for itself in the first year and generates ongoing savings for the life of the mortgage.

Key takeaways

A LOMA removes your property from the FEMA high-risk flood zone and eliminates mandatory flood insurance for federally backed mortgages.
Eligibility depends on whether your building's lowest adjacent grade is at or above the Base Flood Elevation.
The process starts with an Elevation Certificate from a licensed land surveyor ($500–$2,000).
FEMA charges no application fee. The MT-EZ form is straightforward for most single-family properties.
FEMA review takes approximately 60 days from a complete application.
After approval, notify your lender and insurer — savings start immediately.

Frequently asked questions

Can I apply for a LOMA myself or do I need a service?

You can apply directly through FEMA's FMIX portal. The main cost is the Elevation Certificate from a licensed surveyor. Filing services ($300–$600) are optional and handle the paperwork, but they don't reduce FEMA's 60-day timeline.

My home was built in a flood zone — does that affect my LOMA eligibility?

No. Age of construction doesn't affect eligibility. What matters is current elevation relative to BFE. If your building's lowest adjacent grade is at or above BFE today, you qualify regardless of when it was built.

What if I have a VA or FHA loan?

VA and FHA loans are federally backed and subject to the mandatory flood insurance purchase requirement. An approved LOMA removes the mandate for these loan types, the same as Fannie Mae and Freddie Mac conforming loans.