01/26/2026
Did you know that the Alabama of Economic Development and Community Affairs (ADECA) Office of Water Resources (OWR) division has completed updated base level engineering for the Wheeler Watershed? This new base level engineering (BLE) provides more accurate data analysis over the FEMA designated A Zones for some areas in North Central Alabama located within the Wheeler Watershed. In some cases, the updated 1% annual chance flood boundary has been reduced, showing some houses and properties currently located in the A Zone no longer covered by this risk. In other cases, the 1% annual chance water surface elevation has been reduced.
So, what does that mean exactly? It means some properties may no longer show a risk of flooding and can possibly be removed from the current A zone (floodplain). For those that remain in the hazard area, the water surface elevation has been reduced, some up to 5 feet. And, any insurance required in those areas may be reduced depending how much higher your home is than that new elevation, as well as your proximity to the flooding source.
Will the removal from the floodplain and reductions automatically happen? Unfortunately, no. The base level engineering cannot be used by the community to regulate by when it relates to whether or not you are in the floodplain. The community must use the current Flood Insurance Rate Maps (FIRMs) for the city for that. However, the community can, and must use the new elevations from the base level engineering to determine the elevation for new construction or substantial improvements or damage assessments. The only way the updated BLE data can be used to change the FIRM maps on a wide scale basis is if more engineering analysis is performed and even more detail is provided to FEMA to establish cross sections and base flood elevations. This is a longer, more tedious, and expensive process. However, if your property is no longer in the floodplain per the new BLE data, a property owner can submit a Letter of Map Amendment (LOMA) application to FEMA using the proper elevation forms certified by a Professional Land Surveyor along with other required information to possibly be removed. Whether your property, or house alone, is no longer in the floodplain per the BLE, will determine what needs to be done by the surveyor and which forms are to be used. If fill was brought in to raise your property, there is a different process known as a LOMR-F (Letter of Map Revision based on Fill).
The LOMA process is a free application for residents through FEMA.
The LOMR-F process is $400 application fee per lot.
These fees do not include your surveyor’s fees or any other fees to prepare your application for submittal.
If you are interested in these processes or want more information, please feel free to contact me. I can assess your property to determine what options are available to you. I can also assist in preparing your application to FEMA.
