LOMA for FEMA

Was wondering if somebody could help me out with this. I'm preparing section B (LOMA) for a client that wants to out of paying Flood Insurance. Client tells me property is slab on grade, turns out she has a crawl space with vents. Apparently everything under 2' is considered a basement. There is 3' of space from the bottom of the vent to the crawl space floor.

My question is, what would be the LAG (lowest adjacent grade)?

My guess(which I don't want to do) is the elevation of the crawl space floor, rather than the lowest grade elevation adjacent to the outside of the structure. Is this correct? I asked the guy from FEMA, but he just proceeded to read me the same form I had already read. I have attached photos of the crawl space.

Thanks in advance for your help.

The LAG is lowest grade adjacent to the outside of the structure. The form specifically asks for the top of the bottom floor (crawlspace in this instance) in section C.

The LAG is the FEMA critical # and if water cant reach the outside of the structure, its not going to reach the crawlspace (unless its groundwater but thats a different issue).

I would however always suggest flood insurance. Nobody wants to pay it but if your not in the 100 year flood zone its only around $400/year.

I had a personal experience with this and my $400 per year saved me $65,000 out of my pocket last year. Best decision I ever made was to have a flood policy.

2 cents - Nice Photo - If the lowest floor is more than 2 feet below the LAG and the LAG is below the BFE
then there could be a high Insurance premium.

Steve,

I don't see a section C for the LOMA (MT-EZ Form). It is only a 3 page application. The only items they ask for are the LAG to the structure, Lat Long of u/s edge of structure, Lat Long of u/s edge of property, BFE. Elevation of Lowest grade on property. And of course the Datum.

Here are my results:
BFE based on Effective Flood Insurance Study(FIS)/ 1% chance of flood - 4257.60'
LAG(Lowest grade adjuacent to outside of house) - 4257.06'
Bottom of crawl space opening - 4258.10'

Are all that FEMA is concerned with is BFE and LAG? It seems to me, based on what is asked on the LOMA application, it doesn't matter what type of structure you have, is that right?

In my expierence they should just pay for flood insurance.
If the numbers support a LOMA the rate should be fairly inexpensive.
However if they are in a flood zone on a FIRM then they are probably close to the true flood zone.
In NJ I will bet people who got LOMAs are sorry because the flood maps turned out to be conservative
and the flood zones extended further than mapped. NO Insurance , total loss.