How Many Determinations...?
*Note: US Bank, UCCD & RABOAG have special situations on how many dets to order; please sees Master Cert Guidelines
For compliance purposes, a good rule of thumb is: “Every single family residence requires its own Flood Cert”, there are, of course, a few loopholes and exceptions as follows:
Duplexes:- Defined as a “2-family residence within the same single structure, whether owned or rented, but not classified as a condominium"
- If each half is owned by two separate parties, each half would have it’s own mortgage anyway and would therefore have it’s own Flood Cert as well; but…
- If each half is owned by THE SAME PERSON, they are allowed to have one Flood Cert to cover both units in the same building
- Example 1: Duplex addressed as “200-202 1st Ave” – 2 parcels – 1 building – owned by one party
- Can be returned as an address range on one determination
- OR - Can be returned as 2 separate determinations if the client so chooses
- 200 1st Ave on one determination and 202 1st Ave on a separate determination
- Example 2: Duplex addressed as “200-202 1st Ave” – 2 parcels – 1 building – owned by two party
- Each parcel would need its own determination
Condominium Units/Complexes- Defined as “That form of ownership of real property in which each unit owner has an undivided interest in common elements"
- Each Unit needs it’s own Flood Cert; be sure to include the unit number on the determination, and may need to check with client that they only need this particular unit to be addressed; the reason is that each Unit has the same amenities/furnishings as a single family residence, and is therefore considered to be a single family residence, no matter who owns it – no matter if separate owner per Unit, or owned by a single Company, same rule applies
- If Land Only:
- We can process the entire Property as 1 Flood Cert, but if any part of the entire property touches the flood zone, the whole thing would be said to be IN; or
- We can process the Lot with it’s own flood cert, but once construction starts, each unit within each building would require it’s own anyway (we would still state whether any part of the land is in the flood zone); it is assumed that once construction starts, the individual units would be sold off and each individual owner would have their own mortgage (and therefore there own cert anyway);
- ONLY Exceptions to allowing multiple units to be returned on one determination is if the user is contracted for Master Certifications (UCCD US Bank, Raboag) or the user is an Insurance Company/Agent (State Farm)
- UCCD US Bank, Ragoag : See Master Cert Section
- State Farm: Must verify that all units/buildings are owned by the same party
Apartment Complexes:- Each Apartment Building within the complex will need it’s own Flood Cert; be sure to include the building number and/or apartment numbers in that building (you must include the Building Number if any buildings in the complex have the same apartment number in them…)
Townhouses- Defined as “a multi-family residence, split up as separate Units, but not classified as a condominium”; a.k.a. “rowhouse"
- Each Townhouse Unit needs its own Flood Cert; again, each Townhome Unit has same furnishings/amenities that a single family residence does and is therefore considered to be such – they WILL NOT be covered under a RCBAP according to Article 10.E.2
- If Land Only: See explanation under Condos Land Only (above)…
- ONLY Exceptions to allowing multiple units to be returned on one determination is if the user is contracted for Master Certifications (UCCD US Bank, Raboag) or the user is an Insurance Company/Agent (State Farm)
- UCCD US Bank, Ragoag : See Master Cert Section
- State Farm: Must verify that all units/buildings are owned by the same party
Office Condos- Defined as “a non-residential structure used for office/business purposes”
- Each Buildingneeds its own Flood Cert, no matter how many units are in that one building; be sure to include all office unit numbers, or all addresses in that particular building;
Multiple Structures: (For UCCD, RABOAG & US BANK – see Master Cert Guidelines)
- Examples of “Primary” Structures: House, Mobile Home, Commercial Building, Hotel, Restaurant
- Examples of “Secondary” Structures: Detached Garage, shed, barn (may need to ask bank which structures are securing the loan)
- Ask yourself if all Structures are “Primary”;
- If yes, Each primary structure would require its own Flood Cert, so each Cert would be done as to whether each structure individually is in the flood zone
- If No, it will be one Flood Cert, but will state whether any of the buildings are in the Flood Zone,
- If any building is in the Flood Zone, the Flood Zone will be returned as IN
- Include a Comment stating which structure is in which Flood Zone
- Example 1: Apartment Complex addressed as – 1 parcel – 6 buildings
- Each building would need it’s own determination
- Example 2: Residential – Each “primary” structure needs its own determination and secondary structures can be included
- Scenario 1: House, Detached Garage & Barn = 1 determination
- Scenario 2: House, Guest House/Boat House, Detached Garage = 2 determinations
- House and Guest House/Boat House are each a primary structure, therefore they need their own determination and the detached garage can be included on either determination
- Example 3: Commercial – Each structure will need its own
- Scenario 1: Storage Facility – each structure needs it’s own
- Scenario 2: One office, 1 warehouse, 1 three sided pole shed = 2 determinations
- Office = 1 determination
- Warehouse = 1 determination
- Pole shed does not constitute as an insurable “structure” therefore it would not need it’s own, and can be added if the client wants.
Agricultural/Residential- Check Zoning – If Ag or Residential
- One Determination
- Residence on property = Primary Structure
- All other buildings are considered secondary
Agricultural/Commercial- Check Zoning – If Commercial
- One Determination Per Structure
Mobile Home Parks- First, figure out if this is for one lot in the Park, all lots in the Park including the mobile homes, or just for the land in Park excluding the homes?
- If they do not specify, please call and ask, as we are trying to ensure their compliance, as well as, stay consistent so they understand their compliance.
- If for just 1 Mobile home in the Park: do 1 determination. Be sure to include the Lot/Unit number
- If for just the land in the Park itself, not for any of the MHs: do 1 determination. Be sure to include "Land Only"
- If for all the Mobile Homes in the Park: do 1 determination PER each Mobile Home (i.e. if there are 10 MHs, do 10 dets). Be sure to include the Lot number on each one
Batch Orders- If a customer needs to place a large number of orders (10 or more) they can complete a batch order.
- Have the client complete a “Batch Ordering Template” and follow the directions below:
- Do not delete the headings if you are not using them; simply leave them blank (ie, if there is no Apt #, please leave that column blank). The comment, note, and map spaces are available if you want to enter something for the comment section of the cert (will print on FEMA form and isn’t editable after order), some type of note for the mapper to use in case it goes in for manual research, or add a map number, respectively. You do not need to enter anything in these columns if you chose not to.
- Columns A, B, C, E, F & G are REQUIRED for all entries. If they are left blank, the file will fail.
- Once you’ve filled this out, please send to floods@wolterskluwer.com with the username to order them under & the type of orders you need (residential LOL, residential basic or commercial LOL) and we will do this for you.
Address Compliance
RR/HC & Box- Must have one of the following:
- Parcel
- Legal
- Deed Book & Page w/Date (avoid if possible)
- If the deed book & page is provided it MUST contain the date of the deed as well. Counties may have multiple documents with the same book & page #’s and the only way to distinguish them is by the date.
S-T-R- Must return as specific as possible. If given quarter sections they must be returned on the determination.
- Parcel Number – if a parcel number is available it should be returned on the determination.
- Acreage – if no parcel number is available, then the acreage must be returned on the determination. Example: NW/4, NE/4 S17-T7N-R23W
- There could be multiple properties owned by different people within that quarter, quarter section and by returning the acreage, the determination is guaranteeing the proper piece of land rather than multiple pieces of property
- If the legal description is too large and does not fit within the space allowed, then we will request a parcel number in order to have the determination completed.
- All determinations with S-T-R must have either the acreage or a parcel number (or both) on them; CANNOT return S-T-R only.
Lot & Street- Determinations submitted with Lot # and Street cannot be returned.
- What if there are two Lot 1, Main streets (2 different blocks), if Lot 1, Main Street was returned, then which lot is guaranteed?
- Must be return:
- Street Address if found
- Street Name + Lot, Block, S/D
- Parcel #
Multiple Lots- Must verify that they are all adjacent and all land only in order to return a lot range.
- Lots 1- 42, Birch S/D – Land Only
- If not adjacent, one determination will be completed for one group additional orders will be required
- If some lots are developed then each developed lot will require an additional determination and any adjacent land only lots may be attached.
Address Range- Must verify that the address range is contained in one building
- Example: 32-34 2nd Street S
- Verified that property is duplex – address range returned
- Or, verified that 32 & 34 are separate single family dwellings – would need additional order (one for each address).
What CANNOT be returned for an address on a determination- Intersection: Physical address, legal or parcel number must be returned on the determination
- Intersection can be returned in the “comment” section only
- Incomplete Address (98XXX Main Street): Street name and legal or parcel must be returned on the determination
- PO Box: Physical address if found, legal or parcel number must be returned on the determination
- See Legal: Physical address, street name, portion of legal or parcel number must be returned on the determination
Standardized Comments: process implemented 10/31/2013
To better serve ALL customers a new standard process is being implemented regarding how comments are entered so they are clear and special situations are easily identifiable.
The terms “MULTIPLE ZONE”, “LAND ONLY”, “LOMR CASE:” will be used at the beginning of any comment on a flood certificate when applicable.
This will be for ALL New orders & Life of Loan Orders.
- If the property is in Multiple Zones: Improvements only – does not pertain to LAND ONLY
- Analyst Comment: MULTIPLE ZONE : PRIMARY STRUCTURE (RESIDENCE) ZONE X; SECONDARY STRUCTURE (DETACHED GARAGE) ZONE AE
- If the property is Land Only:
- Analyst Comment: LAND ONLY: LOT 1, BLOCK 5, BLUEBERRY S/D
- If a LOMC applicable:
- Analyst Comment: LOMR CASE: 10-05-5687A; LOT 4, BLOCK 2, APACHE TRAIL S/D
Client: "Oops, I entered the wrong address, what do I do??"
When does the client need to reorder and when can we fix it???
When an incorrect address has been entered then the original order must be canceled and a new order submitted with the correct address information.
Can be updated: no need to order new
- City
- Zip
- Unit #
- Apartment #
- Building #
Cannot be updated: MUST order new
- Different address number needed
- Different street needed
- Input 7th Street, but needs 77th
Examples
Input Address: 1498 W US Hwy 421, Wilkesboro, NC 28697
- Needs 1498 W US HWY 268 - Re-order
Input Address: 965 Fox Hill Road, State College, PA 16803
- Needs 963 Fox Hill Road - Re-order
Input Address: 14230 44th PL N Unit 1, Plymouth, MN 55446
- Needs Unit 2 - NO new order needed
