If you're planning to build a new home, there's a new rule you need to know about. As of this month, an elevation certificate is now required for all new residential permits—not just those in flood zones.
This change affects everyone involved in the building process—from homeowners and real estate buyers to builders and land surveyors. And while it may sound like just another piece of paperwork, it has a real impact on how projects move forward.
What Is an Elevation Certificate, Anyway?
Think of an elevation certificate as a detailed report that shows how high your house or building sits compared to the expected flood level in your area. It’s usually prepared by a licensed land surveyor or engineer. FEMA uses it, cities use it, and now—Montgomery County wants it for every new home permit, whether you’re near a creek or on a hill.
Why? Because storms, rainfall, and unpredictable flooding aren’t just happening near rivers anymore. With this change, the county is trying to stay ahead of potential damage before it happens.
This Isn’t Just About Flood Zones Anymore
In the past, only homes built in FEMA-designated flood areas had to get an elevation certificate. But now, even if your property is far from water, this rule applies. So yes, that lot you bought in a quiet subdivision on high ground? It needs an elevation certificate too.
That’s a big shift. Builders who used to skip this step now have to build it into their timeline—and their budget.
How This Impacts Builders
Let’s say you're a homebuilder with five houses on the schedule. Under the new rule, you’ll need elevation certificates for every one of those lots before getting your permit approved.
That means hiring a licensed land surveyor to visit each site, take measurements, and fill out official forms. And that takes time. Surveyors are already seeing a surge in calls, which could lead to delays. If you wait too long to book one, your whole timeline might shift.
Also, the results of the elevation survey could affect your house plans. If the land sits too low, you might have to raise the foundation or adjust the grading to meet code. That’s more money—and possibly a few headaches.
What It Means for Buyers and Homeowners
Thinking about buying land to build your dream home? It’s a good idea to plan ahead—getting an elevation certificate will be an important step before your builder can start the permit process.
And here’s something else: many lenders now ask for these certificates during the mortgage closing process, even outside of flood zones. They want to see the elevation data before approving your loan, especially if they’re using FEMA maps for risk assessment.
Skipping this step could slow down your closing—or worse, cause a delay that puts your entire deal in jeopardy.
Surveyors: The New MVPs of the Building Process
Land surveyors were already busy before this zoning change. Now, they’re in high demand.
Many surveyors report they’re getting calls weeks in advance, with homeowners and builders trying to book elevation surveys as early as possible. That means wait times might get longer—and prices may go up.
If you're working on a project, it’s smart to call a surveyor the moment you choose your lot. Don’t wait until you're ready to pour concrete. This isn’t a step you can skip or rush.
Why the County Made This Move
Montgomery County didn’t make this change on a whim. Over the past few years, local officials have seen an increase in weather-related damage across areas that aren’t even listed as official flood zones. Roads washed out. Crawlspaces flooded. Foundations cracked.
Rather than waiting for FEMA to redraw maps—or for disasters to strike—the county decided to be proactive.
Requiring elevation certificates for every new residential permit gives officials better data and helps prevent future damage. It’s about protecting property, families, and long-term investment.
What You Should Do Right Now
Whether you're building, buying, or helping someone else through the process, here’s what you need to do next:
Talk to a licensed surveyor early. Don't wait until the permit application stage.
Ask about the elevation before buying land. Some low-lying lots could require extra foundation work.
Budget for it. An elevation certificate usually costs a few hundred dollars, but the cost of ignoring it could be far more.
Check your closing checklist. If you’re buying with a mortgage, make sure your lender knows you’re ahead of the game.
What Could Happen Next?
Montgomery County might be the first in the area to make this move—but it likely won’t be the last. Nearby counties could follow, especially if they see the benefits of having stronger data and safer construction standards.
Builders might start including elevation certificates in their standard packages. Real estate agents could start highlighting “elevation-ready” lots. And surveyors? They’ll probably be booked solid for the next year.
Final Thoughts
This zoning change isn’t just red tape—it’s a smart step forward. An elevation certificate may seem like a small document, but it carries a lot of weight. It protects homes, speeds up approvals, and ensures everyone—from builders to buyers—has the information they need to build safely.
So if you're working on a new residential project, don’t wait to take this seriously. The sooner you understand the land beneath your feet, the faster (and smoother) your project will go.
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