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How Does a Letter of Map Amendment Change Flood Risk?

Last updated October 23, 2026

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The short answer

Understanding the Loma Process

A LOMA is a formal letter from the Federal Emergency Management Agency (FEMA). It states that a specific property or structure is not located within a Special Flood Hazard Area (SFHA) on the effective Flood Insurance Rate Map (FIRM). Homeowners typically apply for a LOMA when they believe their property was incorrectly included in a high-risk zone due to mapping errors or improved topography.

Impacts on Insurance and Lending

The most significant change a LOMA brings is to flood insurance. If your property is in a high-risk zone, your mortgage lender legally requires you to carry flood insurance. A successful LOMA removes this federal mandate because the property is no longer officially in the SFHA. You can then choose to cancel your policy, though experts often advise maintaining some coverage.

  • Eliminates the lender's mandatory flood insurance requirement.
  • Lowers flood insurance premiums to preferred risk rates.
  • Requires official submission of the LOMA letter to your lender.
  • Does not automatically cancel your existing policy, you must request changes.
  • Does not affect coverage for other perils like wind or fire.
  • You can still purchase flood insurance voluntarily for added protection.

What a Loma Does Not Change

A LOMA changes a property's regulatory status on paper, not the environmental reality. Your home can still flood from sources not fully modeled on FEMA maps, such as localized drainage problems, sudden downpours, or failed infrastructure. Intense, fast-moving stormwater can overwhelm streets and yards, causing water to enter homes even outside high-risk zones.

The amendment also does not alter community-wide floodplain management regulations or building codes. It applies only to the specific structure listed on the letter. Any new construction or substantial improvement to the property may require a new evaluation. Furthermore, a LOMA does not protect your property's resale value if buyers perceive a flood risk, nor does it prevent potential future map revisions that could redesignate the area.

Physical Flood Risks Remain

Water seeks the lowest point, regardless of map lines. Properties at the base of a slope, near washes, or with poor drainage can experience flooding. Surface water from heavy rain, sewer backups, or broken water pipes can cause significant damage. A LOMA offers no protection against these common events. The need for prompt water damage cleanup remains critical to prevent mold and structural issues.

If water enters your home, you need to act quickly to remove it. Standing water can damage flooring, drywall, and personal belongings within hours. Calling local water damage pros is a key step for proper extraction and drying. They use industrial equipment to remove moisture you cannot see inside walls and under floors, helping to prevent secondary damage that a LOMA does not insure against.

Steps After a Flood Event

When flooding occurs, your first priority is safety. Avoid contact with standing water that may be electrically charged or contaminated. Shut off the main power if it is safe to do so. Document all damage with photographs and videos before starting any cleanup. This evidence is vital for any potential insurance claim.

Contact your insurance company to report the loss. Policies vary, and your insurer decides what is covered. This applies to standard homeowners insurance for sudden pipe bursts as well. Then, call local water damage pros for emergency flood cleanup. They assess the extent of the damage, extract water, and set up drying equipment. Their work helps stabilize the property. Remember, a LOMA does not change the need for this urgent response to water intrusion.

  • Ensure personal safety; avoid electrical hazards in wet areas.
  • Document all damage thoroughly with photos and videos.
  • Contact your insurance provider to start the claims process.
  • Call for professional water extraction and drying immediately.
  • Remove wet contents like carpets and furniture to prevent mold.
  • Save all repair receipts and communication records for your claim.

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Frequently asked questions

Does a LOMA mean my property is safe from flooding?

No, a LOMA does not mean a property is safe from flooding. It is an administrative change to FEMA's map. Your property can still flood from heavy rainfall, poor drainage, or plumbing failures. The physical risk from water remains.

How long does it take to get a LOMA?

The processing time varies. After submitting a complete application, FEMA often issues a determination within 60 days. Complex cases or incomplete information can cause delays. The official forms and technical requirements must be met.

Should I cancel flood insurance with a LOMA?

You are no longer federally required to carry it, but canceling is a personal risk decision. Over 20% of flood claims come from properties outside high-risk zones. Maintaining coverage protects your investment from unexpected water damage not covered by standard homeowners policies.

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