How to Get a LOMA or LOMR in Metro Atlanta
For property owners in Metro Atlanta who believe their land has been incorrectly designated as a high-risk flood area (Special Flood Hazard Area, or SFHA) on FEMA's Flood Insurance Rate Maps (FIRMs), there is a formal administrative process to challenge the designation. This process results in a Letter of Map Amendment (LOMA) or a Letter of Map Revision Based on Fill (LOMR-F).
Successfully obtaining a LOMA or LOMR-F is significant: it removes the federal requirement for mandatory flood insurance and often eliminates burdensome building restrictions like the Base Flood Elevation (BFE) requirement. This can immediately increase property value and reduce development costs.
Understanding LOMA vs. LOMR-F
The type of letter required depends entirely on how the property's elevation became higher than the BFE. The process is administered entirely by FEMA.
Letter of Map Amendment (LOMA)
A LOMA is the simpler of the two processes. It is used when the property's natural ground elevation is already above the BFE.
Requirement: The lowest ground touching the structure or the lowest adjacent grade (LAG) of the property must be certified by a surveyor to be higher than the established BFE.
Key Use: Typically applies to properties that were incorrectly mapped, or where the BFE was calculated conservatively, and the natural terrain already provides adequate flood protection.
Process: Administrative review; no engineering study is required, only certification from a licensed land surveyor.
Letter of Map Revision Based on Fill (LOMR-F)
A LOMR-F is required when the ground was raised using human-placed fill material to elevate the property out of the SFHA.
Requirement: The property was built up with imported earth after the original flood map was created, and the top surface of the fill is now certified to be above the BFE.
Key Use: Essential for planned development where elevation is necessary for site stability, or for older sites where documentation of historical fill is required.
Process: Requires certification of the BFE, the LAG, and an affidavit confirming the placement and compaction of the fill material.
The Documentation and Certification Requirements
FEMA requires highly precise technical documentation, which must be certified by a state-licensed professional in Georgia.
The Role of the Land Surveyor
The single most critical step is obtaining a professional survey to determine the exact elevation of the ground relative to the BFE.
FEMA Elevation Certificate: This is the primary document used in both LOMA and LOMR-F applications. A Georgia-licensed land surveyor or Professional Engineer (PE) must measure and certify the elevation using professional-grade equipment.
Key Elevations to Certify:
Base Flood Elevation (BFE): The BFE from the FIRM panel must be correctly identified.
Lowest Adjacent Grade (LAG): The lowest natural or finished ground elevation immediately adjacent to the existing or proposed structure.
Lowest Floor Elevation (LFE): For an existing structure, the elevation of the lowest habitable floor.
The Verdict: If the certified LAG or LFE is below the BFE, the LOMA/LOMR-F application will fail.
The LOMR-F Affidavit and Development Permit
For an LOMR-F application, a supplemental affidavit and evidence of local compliance are mandatory.
Fill Affidavit: The applicant must sign an affidavit stating that the fill was placed on the property legally, properly compacted, and that the local government (e.g., City of Atlanta, Cobb County) was notified.
Local Floodplain Administrator Sign-Off: The local Floodplain Administrator must sign the application form, confirming that the property is otherwise compliant with local zoning research Atlanta rules and floodplain management regulations.
Submission and Impact
FEMA administers the review process centrally, and the results are legally binding on all federal agencies and lenders.
Submission to FEMA
The complete application package (including the Elevation Certificate, the FIRM map panel, and all necessary affidavits) is submitted electronically or by mail directly to the FEMA Map Service Center.
Timeline: The process is administrative but can take anywhere from 2 to 4 months for FEMA to issue a determination letter.
Legal Effect: Once the LOMA or LOMR-F is approved, FEMA issues a determination letter officially stating that the structure or the entire property is no longer in the SFHA.
Immediate Benefits
No Mandatory Flood Insurance: The single biggest financial benefit is the immediate removal of the mandatory requirement for flood insurance imposed by federal mortgage lenders.
Streamlined Permits: Building permits are streamlined, as the project is now outside the SFHA, eliminating the need for strict elevation requirements and potentially avoiding costly No-Rise Certification requirements.
Increased Property Value: Removing the SFHA designation significantly enhances the property's marketability and value.
By leveraging expert surveying and administrative guidance, property owners can challenge outdated or inaccurate flood maps and successfully remove restrictive flood designations, making their land more usable and valuable.
At Radovic Permits, our permit consultant Metro Atlanta specialists coordinate the necessary surveying and engineering required by FEMA to secure these crucial letters, transitioning properties from high-risk to developable land.