i walked a friend through the process online with FEMA. After we got the elevation certificate and referenced the state map showing their home it took less than two months to get the LOMA. that was presented to the mortgage company to start the insurance premium refunds. You can go back two years.
FEMA does not take flood gates into consideration or do they when factoring premiums? Any area that is aided by flood gates/canals “should have reduced premiums.