What Does a LOMA Cost?
When a flood determination identifies a property as being within a FEMA Special Flood Hazard Area (SFHA), it can have significant implications for financing, underwriting, insurance requirements, and closing timelines.
Fortunately, not every structure shown within a high-risk flood zone actually belongs there. In some cases, a Letter of Map Amendment (LOMA) can officially remove an eligible structure from the Special Flood Hazard Area, potentially eliminating the mandatory flood insurance requirement.
For lenders, mortgage professionals, title agents, and real estate investors, understanding what a LOMA costs—and when it should be considered—can help keep transactions moving while ensuring compliance with federal flood regulations.
What Is a LOMA?
A Letter of Map Amendment (LOMA) is an official determination issued by FEMA stating that a specific structure or parcel has been removed from the Special Flood Hazard Area because it is naturally situated above the Base Flood Elevation (BFE).
While FEMA's Flood Insurance Rate Maps (FIRMs) are an essential tool for assessing flood risk, they are created using regional topographic data and cannot account for the precise elevation of every individual building.
As a result, some structures are mapped within a high-risk flood zone even though they are naturally above the surrounding floodplain. A successful LOMA updates FEMA's determination for that individual property without changing the underlying flood map itself.
Why Does a LOMA Matter During a Real Estate Transaction?
Flood zone determinations can quickly become a point of concern during underwriting. When a property is determined to be in a Special Flood Hazard Area, federally regulated lenders are generally required to ensure flood insurance is obtained before closing.
In some cases, however, a qualified property may be eligible for a LOMA, allowing the lender to document that the structure is no longer considered to be within the Special Flood Hazard Area.
For mortgage professionals and title agents, identifying this opportunity early can reduce delays, eliminate unnecessary questions during underwriting, and provide buyers with greater confidence before closing. For investors, it may significantly improve a property's long-term carrying costs and overall return on investment.
What Does a LOMA Cost?
The cost depends on the type of LOMA service the property qualifies for.
Online LOMA — $150
An Online LOMA costs $150.
This option includes the preparation and submission of the required documentation for FEMA review. Standard processing typically takes 30 to 60 days, depending on FEMA's workload and the completeness of the supporting documentation.
This is often a practical solution when there is flexibility in the transaction timeline or when the determination is being pursued after closing.
eLOMA — $400
An eLOMA costs $400.
An Electronic Letter of Map Amendment (eLOMA) is available only for properties that satisfy FEMA's eligibility requirements and have the necessary survey or elevation documentation.
Because qualified applications are processed electronically, an eLOMA can often be completed much more quickly than a traditional LOMA, making it an attractive option when a closing deadline is approaching.
Not every property qualifies for an eLOMA, but when it does, the expedited process can help keep transactions on schedule.
Why Work With Certified Floodplain Managers?
Determining whether a property qualifies for a LOMA requires specialized knowledge of FEMA mapping, elevation data, survey documentation, and floodplain regulations.
Certified Floodplain Managers (CFMs) understand both the technical and regulatory aspects of the process and can evaluate whether pursuing a LOMA is appropriate before time and resources are invested.
Working with experienced floodplain professionals can help:
Evaluate whether a property is a candidate for a LOMA or eLOMA.
Review elevation certificates and survey documentation.
Prepare and submit complete FEMA applications.
Reduce delays caused by incomplete or inaccurate documentation.
Provide technical guidance throughout underwriting and closing.
For lenders and title professionals, having access to floodplain expertise can streamline decision-making and help avoid unnecessary obstacles during the transaction.
Who Benefits From a LOMA?
LOMAs can provide value across the real estate industry, including:
Mortgage lenders seeking compliant and accurate flood determinations.
Mortgage brokers and loan officers assisting borrowers through underwriting.
Title agents identifying solutions before closing.
Commercial and residential real estate investors evaluating acquisition costs and long-term expenses.
Real estate professionals helping buyers navigate flood zone concerns.
Understanding when a LOMA may be available allows transaction professionals to present informed solutions rather than viewing a flood determination as a deal-ending obstacle.
A Small Investment That Can Simplify a Transaction
When clients ask, "What does a LOMA cost?" the answer is straightforward:
Online LOMA:$150
eLOMA:$400 (for qualifying properties)
The more important consideration is the value a successful LOMA can provide. By confirming that an eligible structure is not subject to Special Flood Hazard Area requirements, a LOMA may remove mandatory flood insurance requirements, reduce transaction friction, and provide greater certainty for all parties involved.
Western Technology Group’s team of Certified Floodplain Managers can help you determine whether you have a structure eligible for a LOMA, which LOMA process is the right solution for you, and we help keep your transaction moving forward with confidence. Contact Us any time.
