The City of Key West, Florida

The Southernmost City in the Continental United States


LOMA Project

UPDATE, Jan 3, 2020 - Most Existing LOMAs/LOMRs will be recinded with New Maps:

  • Preliminary SOMA (Summary of Map Actions)
    • This is a list of map changes currently in effect that will likely be extinguised when the new flood maps become effective. As expected, almost all exisiting map changes (LOMAs & LOMRs) will be recinded when the new maps take effect. 

We held a LOMA Project workshop on June 14, 2016. This 40-minute video is now available for viewing online. The handout being referenced during this workshop is also available for viewing.

UPDATE, March 6, 2017 - New LOMA Mailing Address:  If you're planning to mail a LOMA application to FEMA, the address has changed to:

LOMC Clearinghouse, 3601 Eisenhower Ave. STE 500, Alexandria, VA  22304-6426

UPDATE, Dec. 19, 2016 - Printing Property Online Tax Maps:  After the workshop video was made, an online method of finding and printing the tax map online was discovered via the Monroe County Property Appraiser's website.

UPDATE, Sept. 12, 2016: Since we held this workshop, about two dozen property owners have obtained LOMA's for their property. Some report savings upwards of $1,000-$3,000 a year on their flood insurance premiums. It's also possible to obtain a refund for the prior year's over-payment (contact your flood insurance agent, once you have your LOMA.)

Synopsis:  When buildings within a regulated flood zone, are located on a site where the land is higher than the FEMA-designated flood level, these buildings may be reclassified as being in less-expensive flood zones.  The LOMA Project aims to identify and educate eligible property owners about the LOMA application process. 

Example:  A home is located within an "AE-6" flood zone, where the minimum expected flood level is six-feet above sea level.  Yet the ground - at its lowest point alongside the house - is 6.1-feet above sea level. Since the ground is higher than the minimum flood level, the building is eligible for FEMA reclassification. In this example, a LOMA changes the building's flood insurance classification from "AE-6" to the much less expensive "Shaded-X" flood zone. 

Why:  The flood zone boundary lines were drawn with a rather broad brush. FEMA knew there were going to be instances within these zones that weren't going to be accurate, so it devised a method to reclassify such buildings.


  • Lower flood insurance rates
  • Fewer construction requirements
  • Improve the resale value of your property.

How:  FEMA's Letter of Map Amendment (LOMA) process is the method for reclassifying such buildings.

Process:  A completed LOMA application usually needs to be accompanied by certain certified documents: Deed, Tax map, Elevation Certificate and copy of the flood map.

Time:  UPDATE: As of mid-August 2016, LOMA application processing times are now being projected at 8 weeks.

Where:  Using newly acquired software, City staff identified a number of buildings where the ground is higher than the minimum flood level.  

The following example shows a neighborhood within an AE-6 flood zone. Aerial survey LIDAR measurements (black numbers every 10 feet) indicate the ground is higher than six-feet above sea level.  (click to enlarge)


The map shown below, highlights properties believed to have buildings within the AE-6 flood zone, where the ground is higher than six-feet, and are thus LOMA eligible.  (click to enlarge)

The grey shaded areas are outside the Special Flood Hazard Area; officially known as "X" & "Shaded-X" type flood zones.  The areas shaded in pale-yellow are in different level flood zones. 

 LOMA Eligible Map Districts 1 & 6

If you have a FEMA Elevation Certificate for your building, there's an easy way to tell if your building qualifies for a LOMA.

  • In Section B, Block "B9" for "Base Flood Elevation" it should say "6" (for six feet above sea level).
  • Look in Section C, for the measurement on Line "C2f" for "Lowest Adjacent Grade." If this measurement is 6.0 or higher, your building qualifies. 

Note: Much older and some very new Elevation Certificates may have this information in different blocks.


Helpful Links:

NEW ---> How to Find & Print a Tax Map Online (a/k/a Plat Map)


Search for Elevation Certificates On-File with the City

Find a Land Surveyor

How to Make a FIRMette (miniature flood map)

What's my Flood Zone?

LOMA MT-1 Application (hard copy)

FEMA's Online LOMA Application Submission Page:  Using this method, you'll actually be completing the MT-1 form online.  Then you'll be asked to upload your supporting documents. 

If you're handy with computers and online forms then you may find this useful.  If you find this process challenging, then you might be better-off mailing in your application:

3601 Eisenhower Ave
ALEXANDRIA, VA 22304-6426
Attn.: LOMA Manager

Contact Us

Scott Fraser,
FEMA Coordinator
Building Department
1300 White St
Key West, FL 33040
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