Salt air and turquoise water are why you love Lauderdale‑By‑The‑Sea. Smart flood prep helps you enjoy it with fewer surprises. In this guide, you will learn how to use an Elevation Certificate to understand your property’s flood profile and the simple fixes that make a real difference before storm season.
Why flood prep matters in Lauderdale‑By‑The‑Sea
Living between the Atlantic and the Intracoastal is a gift, but it comes with exposure. Parts of LBTS, especially east of the Coastal Construction Line and homes along canals or the Intracoastal, are commonly treated as Special Flood Hazard Areas. The town and county keep active flood resources and maps so you can check your address and plan ahead through the Town’s Flood Hazard & Maps page and Broward County’s FIRM map portal. New countywide flood maps took effect July 31, 2024, so be sure you are using the current version.
An Elevation Certificate is your baseline tool. It shows how your home’s key elevations compare with the local Base Flood Elevation, and it supports insurance, permits, and renovation planning as defined by FEMA. Pair that with a few high‑impact upgrades and you can reduce damage, downtime, and drama.
Elevation certificates: what they are and why they matter
How an elevation certificate informs risk and insurance conversations
An Elevation Certificate (EC) documents surveyed elevations for your structure. Insurers and underwriters use it to understand how your lowest floor sits relative to the Base Flood Elevation for your zone. The closer you are to or above the BFE, the less exposure your structure typically has, which can influence coverage options and mitigation strategies per FEMA’s EC overview. In LBTS, having a recent EC can also speed up permit reviews and help you plan improvements more confidently per the Town’s EC info.
Where to obtain or update a certificate
Start by checking whether an EC already exists. The Town maintains certificates on file for many newer builds and provides a public service to view what they have on record via the Town’s EC page. If none is available, you can hire a licensed land surveyor, professional engineer, or other authorized professional to complete the current FEMA EC form used for underwriting and compliance see FEMA forms and instructions.
Key items to review on your certificate
- Flood zone and Base Flood Elevation (BFE): Confirm your mapped zone (AE, VE, X) and the BFE used to evaluate your home background on EC fields.
- Lowest floor or lowest horizontal structural member: In coastal V zones, the lowest structural member matters. Compare it to the BFE to see if you are above or below FEMA guidance.
- Vertical datum: Broward County uses NAVD88 for flood maps and reviews. Older documents may use NGVD29. Check the datum on your EC and convert if needed so you are comparing apples to apples county datum guidance.
- Preparer and date: ECs are legal certifications. Confirm who signed the form and when it was completed FEMA form basics.
When it makes sense to update your certificate
- After major renovations that change elevations or structure below the BFE
- Before listing your home, so buyers and insurers can assess risk accurately
- When maps change, like the July 2024 FIRM update, and you want clarity under the new conditions check Broward’s map portal
- When your insurer requests updated documentation for underwriting or mitigation credits
Simple fixes that reduce flood risk fast
Exterior drainage and site flow basics
- Clear roof gutters and downspouts so water leaves the structure quickly.
- Regrade minor low spots that pond near doors or slabs, and keep swales open.
- Keep nearby storm drains clear and report blockages to the town as needed.
- Store outdoor items so they do not block water paths during heavy rain quick prep tips.
Sealing, vents, and openings
- Add fresh weather‑stripping and door sweeps on exterior doors.
- Seal gaps around penetrations with marine‑grade caulk.
- Where appropriate, install engineered flood vents to equalize water pressure and reduce structural stress in eligible foundation areas retrofit guidance.
- Use flood‑resistant materials (tile, concrete, closed‑cell insulation, corrosion‑resistant fasteners) for any repairs below the BFE materials overview.
Protecting mechanicals and critical systems
- Elevate or relocate electrical panels, HVAC units, water heaters, and laundry above anticipated flood levels when feasible.
- Wall‑mount or suspend equipment when ground elevation is limited.
- Install sewer backflow valves and ensure sump pumps, if present, have battery backups and are tested before storm season FEMA preparedness.
Interior safeguards and quick wins
- Place water leak alarms near mechanical rooms and at floor level.
- Keep temporary barriers or sandbags on hand for threshold protection.
- Move valuables and documents to higher shelves before heavy rain is forecast homeowner checklist.
Condo‑friendly upgrades for units
- Keep balcony drains clear and verify proper slope to avoid water pooling.
- Improve door thresholds and weather‑seals at balcony sliders and entry doors.
- Elevate small appliances off the floor in storage areas.
- Store a compact barrier kit for unit doors if your building permits it.
Note: For shoreline properties, seawall height and condition are part of regional resilience planning. When replacing or upgrading seawalls, align with county standards and coordinate with neighbors for consistent protection levels county guidance.
Insurance, disclosures, and resale confidence
How preparation can influence coverage conversations
A current EC and a list of completed mitigation steps help insurers understand your risk profile. Elevating equipment, adding backflow protection, and using flood‑resistant materials are all practical actions that can support stronger coverage discussions mitigation tips. LBTS participates in the NFIP Community Rating System, which can offer a discount on certain NFIP policies for properties in Special Flood Hazard Areas; confirm the current class and discount with the town or your insurance professional town flood resources.
What coastal buyers expect during due diligence
Buyers will ask for your EC, any permits for elevation or mechanical upgrades, maintenance logs, and photos of improvements. Clear documentation speeds underwriting, reduces perceived risk, and can protect your price.
Paperwork to keep handy for renewals and showings
- Latest Elevation Certificate and any prior versions for comparison
- Receipts and photos for mitigation work and equipment elevations
- Service logs for pumps, valves, and drainage maintenance
- A short one‑page summary of your property’s flood profile with links to the current map and resources Broward County map portal
Condo, co‑op, and HOA considerations
Association documents to review
- Budgets and reserves for seawalls, drainage, pumps, and roof systems
- Engineering reports or reserve studies covering building envelope and flood readiness
- Emergency plans, vendor lists, and storm procedures
Unit vs. building responsibilities
Typically, the association manages common elements such as roofs, exterior walls, drainage, generators, and seawalls. You manage the interior of your unit, balcony components as defined by documents, and personal property. Clarify where your responsibilities begin so you can plan upgrades that matter most.
Planning improvements and approvals
Submit requests early for threshold enhancements, window or door upgrades, and balcony work. Coordinate schedules before storm season and document completed work with dates and photos for your files.
Seasonal readiness and storm timelines
Pre‑season checklist
- Review and, if needed, update your EC. Verify your current flood zone and BFE on the 2024 effective maps Broward flood maps.
- Service pumps, check backflow valves, and test battery backups.
- Trim landscaping to keep drainage paths open and clean gutters.
- Photograph mechanicals and exterior conditions for baseline records.
- Walk your insurance coverage and deductibles with your agent.
- Explore forward‑looking sea level scenarios to plan capital projects over time NOAA Sea Level Rise Viewer.
When a storm is forecast
- Charge batteries, clear balconies and yards, and stage barriers.
- Elevate equipment or furnish temporary stands for small appliances.
- Move cars to higher ground if your garage is low.
- Secure documents and valuables on upper shelves readiness tips.
After a flood or storm event
- Document conditions with time‑stamped photos and videos before moving items. n- Prioritize safety: avoid energized equipment and contaminated water.
- Dry out quickly with fans and dehumidifiers; remove wet materials below the BFE when advised.
- In Special Flood Hazard Areas, be mindful of the “substantial improvement” and “substantial damage” rules, which can trigger elevation or compliance requirements if costs reach 50 percent of the structure’s market value overview.
Working with a local advisor and trusted specialists
How an advisor streamlines preparation and positioning
A seasoned advisor helps you gather the right documents, coordinate quotes for mitigation, and position your home for smoother insurance and buyer reviews. For sellers, this means fewer objections and faster decisions. For buyers, it means clarity on true cost of ownership.
When to bring in additional experts
- Licensed surveyor or engineer to prepare or update your EC FEMA EC resources
- Qualified contractors for drainage, vents, mechanical elevation, and backflow valves homeowner guidance
- Insurance professionals to review coverage, deductibles, and potential discounts
Protect your coastal lifestyle with smart preparation
With the right information and a few targeted upgrades, you can enjoy LBTS living with confidence. Start with your Elevation Certificate, check the current maps, and tackle simple fixes that lower risk and protect value. When you want a tailored plan for buying, selling, or prepping a property, connect with Lori Harris-Blackwood for discreet, concierge guidance across Broward’s coastal and suburban markets.
FAQs
Is my LBTS home in a flood zone?
- Many properties near the beach, canals, or the Intracoastal fall in Special Flood Hazard Areas. Confirm your exact address on the current county maps that took effect July 31, 2024 Broward flood maps.
What exactly does an Elevation Certificate show?
- It lists your flood zone, Base Flood Elevation, and surveyed building elevations, including the lowest floor or lowest structural member in coastal zones FEMA EC overview.
How do I find my property’s existing EC?
- Check with the Town’s Public Works team, which keeps many certificates on file and offers a viewing service for records they maintain Town EC information.
Who can create a new EC if mine is missing or outdated?
- A licensed land surveyor or qualified engineer can complete the current FEMA EC form used for insurance underwriting and compliance FEMA EC forms.
What low‑cost steps reduce risk quickly?
- Clear drains and gutters, seal door thresholds, elevate small equipment, add backflow protection, keep a barrier kit handy, and use flood‑resistant materials below the BFE mitigation tips.
Do Broward’s new maps change my BFE or zone?
- They can. The 2024 effective FIRMs may shift zone lines or BFEs, which is why you should recheck your address and confirm your EC’s vertical datum aligns with NAVD88 for accurate comparisons map portal and datum guidance.
What is the 50% rule I keep hearing about?
- In Special Flood Hazard Areas, if repair or improvement costs reach 50 percent of a structure’s market value, current rules can require bringing the building into compliance, which may include elevation FEMA overview.
Where can I see long‑term sea level scenarios for LBTS?
- Use NOAA’s Sea Level Rise Viewer to visualize future water levels and plan longer‑term projects and investments NOAA SLR Viewer.
