What Is a Flood Determination Form in Florida Real Estate?
What Is a Flood Determination Form in Florida Real Estate?
Quick Answer
A flood determination form – FEMA’s Standard Flood Hazard Determination Form, FEMA Form FF-206-FY-21-116 (formerly 086-0-32) – documents whether the building securing your loan is in a Special Flood Hazard Area, or SFHA. During financing, your lender uses that finding to apply federal flood-insurance requirements: for most federally regulated or insured lending on a building in an SFHA in a National Flood Insurance Program participating community, flood insurance is required. A result outside an SFHA does not mean zero flood risk, and your lender may still require coverage. This form is separate from Florida’s seller flood disclosure, which the seller must provide for a residential sale at or before the sales contract is executed under section 689.302, Florida Statutes. Call me at 941.400.8735 or reach out directly to Michael Renick – I’ll share my approach with you.
What does a flood determination form tell you about your Florida home?
FEMA Form FF-206-FY-21-116 (formerly 086-0-32) records whether the building securing your loan falls within a FEMA Special Flood Hazard Area. It supports the lender’s compliance with federal flood-insurance purchase requirements; it does not establish that a home outside that area has no flood risk.
The form connects your building to the flood map used for the determination. It records the property or collateral description, National Flood Insurance Program community information, map panel, map effective or revised date, applicable map changes, flood zone, and a yes-or-no SFHA result. “Collateral” means the property securing your loan; the map panel identifies the portion of the flood map used.
Read more than the yes-or-no box. Ask your lender to explain the property description, map information, and flood zone shown on your form so you understand what the determination covers.
How does the result affect your financing?
Under FEMA’s lending guidance, flood insurance is required for most federally regulated or insured lending on a building in an SFHA in a community participating in the National Flood Insurance Program. Lenders must inform loan applicants about applicable flood-insurance requirements.
When my husband Mike and I bought our condo at Seaplace212 in 2018, we were fortunate that we had the Renick Team on our side. Eric & Mike are very Professional and honest with full disclosure. I am a licensed Real Estate agent in Florida. I feel comfortable referring my clients to Eric and Mike. I know that they will receive competent representation.
– Marge Nuzzo, Google Review
FEMA Form FF-206-FY-21-116 (formerly 086-0-32) identifies zones beginning with A or V as SFHA zones. If your result is outside an SFHA, do not treat that as a promise that you will not need flood insurance. Your lender may require coverage beyond the federal requirement, and FEMA explains that flood risk is reduced – not removed – outside an SFHA.
During financing, ask your lender what coverage it requires for your specific loan. The map result and the lender’s insurance requirement are related, but an outside-SFHA result alone does not settle the coverage question.
How is this different from Florida’s seller flood disclosure?
The lender’s determination answers a map question. Florida’s seller flood disclosure addresses the seller’s knowledge of flood damage and related claims or assistance.
Under section 689.302, Florida Statutes, the seller of residential real property must complete and provide that disclosure to you at or before the sales contract is executed. It covers:
- The seller’s knowledge of flooding that damaged the property during ownership.
- Flood-damage insurance claims.
- Assistance received for flood damage.
The statute’s definition of flooding includes overflow of inland or tidal waters, unusual and rapid runoff or surface-water accumulation, and sustained standing water from rainfall. Do not read “flooding” as referring only to water coming from the coast.
You may encounter both documents in the same purchase. Review the seller’s disclosure for the information it provides about past damage, and the lender’s determination for the building’s mapped flood-hazard status.
Mike Renick and Eric Teoh have been 5 star Realtors for many, many years. Both individuals have been cooperative and pleasant to any of my requests. While I am away from my Longboat residence Eric has willingly checked on the conditions and status of our unit. I would highly recommend both for real estate needs.
– Peter Cutler, Google Review
What if you think the lender’s determination is wrong?
You and your lender may jointly ask FEMA for a Letter of Determination Review. FEMA’s process requires the joint request to be postmarked within 45 days of the lender’s notice, with an $80 payment.
That review addresses the structure’s location on the effective flood map. It does not consider the structure’s elevation above flood level. If you disagree with the determination, contact your lender promptly and ask whether this review addresses the particular issue you are raising.
Let’s continue this conversation.
Call me at 941.400.8735 or schedule a 15-minute call. I’ll tell you what I would look for.
Call 941.400.8735 or Schedule a Call
Questions Clients Actually Ask
Can my lender require flood insurance outside a Special Flood Hazard Area?
Yes, your lender may require flood insurance outside an SFHA. FEMA also makes clear that being outside an SFHA does not mean your home has zero flood risk.
Does FEMA’s determination review consider my home’s elevation?
FEMA’s Letter of Determination Review does not consider the structure’s elevation above flood level. It reviews the structure’s location on the effective map, so ask your lender whether that process fits your concern.
What To Do Right Now
Ask your lender for a copy of the completed flood determination and an explanation of what its SFHA result means for your loan’s flood-insurance requirements.
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Michael Renick · Licensed Florida Real Estate Broker
License #BK3241900 · Verify on Florida DBPR
Mangrove Realty Associates Inc / Team Renick · Serving Sarasota & Manatee Counties since 2011
About the Author
I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.
Equal Housing Opportunity. This article is general information only, not legal, tax, insurance, or financial advice. Market conditions, insurance requirements, and costs vary by property and transaction; confirm your specific situation with the appropriate licensed professional. Michael Renick, Licensed Florida Real Estate Broker, License #BK3241900, licensed by the Florida Department of Business and Professional Regulation (DBPR). Mangrove Realty Associates Inc — each office is independently owned and operated.
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