If you live, build, or plan to buy in Natomas, you have probably heard about the A99 flood zone and wondered what it means for permits, loans, and insurance. You want clear answers so you can plan with confidence and avoid costly surprises at closing. In this guide, you will learn what A99 means, how Sacramento’s rules affect construction, what lenders and insurers require, and how to move forward with less stress. Let’s dive in.
A99 basics in Natomas
What A99 means
A99 is FEMA’s interim flood zone for areas in the 1 percent annual chance floodplain where a federally authorized levee project is underway and making adequate progress. It is still a Special Flood Hazard Area. That means the mandatory flood insurance requirement can apply while work continues. See FEMA’s definition of Zone A99 for context.
In Natomas, FEMA remapped the basin to A99 effective June 16, 2015, which allowed permitting to resume under local rules. The City explains this history on its Natomas floodplain page.
When A99 could change
A99 can change to a non‑SFHA zone only after the levee system is completed, certified, and accepted by FEMA. Until FEMA formally remaps, A99 remains in place and its requirements apply. Learn more about how FEMA handles levee construction and mapping on the A99 and levee mapping page.
Sacramento building rules today
Residential elevation standards
The City of Sacramento adopted updated A99 construction rules effective July 1, 2024. For new construction and for substantial improvements or damage, the lowest floor must be at least 1 foot above the highest adjacent 100‑year hydraulic grade line of the City’s drainage system, and at least 18 inches above the controlling overland release point in the public right of way. An Elevation Certificate signed by a licensed engineer, surveyor, or architect is required. See the City’s Flood Zone Construction Requirements for details.
Commercial building options
Commercial buildings must either elevate to those same minimums or be dry floodproofed to that level. Dry floodproofing requires a Floodproofing Certificate, also signed by a registered design professional. The City may require a hold harmless agreement as a condition of permitting in A99.
Permits and documents
Projects that meet the “substantial improvement” or “substantial damage” threshold must be brought into compliance with the City’s A99 standards. Sacramento’s local A99 ordinance and findings are in Municipal Code Section 15.104.065. Expect to submit floodplain management permits, Elevation Certificates, and any required professional certifications during plan review and inspection.
Levee work and timeline
Who is doing what
The U.S. Army Corps of Engineers leads remaining Natomas levee improvements, with local partners including the Sacramento Area Flood Control Agency, Reclamation District 1000, and the Central Valley Flood Protection Board for encroachment oversight. You can track construction updates on the USACE Natomas project page.
Why timing affects rules
A99 relies on documented progress. Even after construction finishes, the levee system must be certified and accepted by FEMA before the area is remapped to a non‑SFHA zone. Until FEMA completes that remapping, A99 rules and insurance requirements continue. You can review FEMA’s process on the A99 levee mapping page.
Flood insurance and mortgages
Mandatory purchase rules
In A99, most federally backed mortgages will require flood insurance until FEMA remaps the area to a non‑SFHA zone. Lenders make the final determination, so verify early in your escrow. FEMA outlines the requirement on its A99 levee mapping page.
What premiums look like
FEMA guidance indicates A99 rates are generally aligned with standard rates that would apply after the project is complete. Actual premiums can vary with building details and Risk Rating 2.0. Get quotes from a licensed agent and compare NFIP and private options. If FEMA later remaps Natomas to a non‑SFHA, some owners could see savings, but that happens only after certification and FEMA action.
Levee setbacks and permits
Local setback requirements
Sacramento’s code sets levee setbacks that affect site planning. For development under five acres, maintain a minimum 20‑foot setback from the landside toe of any flood control levee. For five acres or more, the minimum is 50 feet. Primary and accessory structures cannot encroach into the setback. See the applicable section of the municipal code.
Encroachment permit steps
Work within certain proximities of levees may require permits from the Central Valley Flood Protection Board and the local maintaining agency. Plan for extra reviews, fees, and coordination when grading, relocating utilities, or building near levees. Start with the Board’s permitting guidance.
Buyer and seller checklist
Quick action steps
- Confirm the current FEMA flood zone for the property using Sacramento County’s flood zone information.
- Ask the City if an Elevation Certificate is on file and request a copy. Use the City’s Flood Zone Construction Requirements page for contacts.
- If financing, obtain your lender’s flood determination early and collect quotes for NFIP and private flood policies. Review FEMA’s A99 overview so you understand how mapping affects requirements.
- Planning construction or a major remodel in Natomas, A99: budget for required elevation or dry floodproofing, professional certifications, and any hold harmless agreement per the City’s rules.
- Selling a Natomas property in a flood zone: follow California disclosure rules. The City provides guidance on disclosing flood hazard.
Work with a trusted local guide
Every property is unique, especially in an active levee district like Natomas. If you are weighing a purchase, preparing to sell, or planning improvements, a clear plan and the right contacts can save you time and money. For tailored guidance, local context, and a white glove experience from first conversation to closing, connect with Mercedeh Sheik.
FAQs
Natomas A99 flood zone: is insurance required?
- Yes for many federally backed mortgages while A99 remains in effect. Confirm with your lender and get quotes early.
Natomas A99 building permits: can I build at grade?
- Not usually. The City’s July 1, 2024 rules require minimum elevation above the drainage system’s 100‑year level or dry floodproofing for commercial projects.
Natomas A99 timing: when could A99 end?
- After levee work is completed, certified, and FEMA remaps to a non‑SFHA zone. Until then, A99 rules and insurance requirements apply.
Natomas levee setbacks: how close can I build?
- Maintain at least 20 feet from the landside toe for projects under five acres, and 50 feet for five acres or more, with no structures in the setback.
Buying in Natomas A99: how to estimate premiums?
- Ask your lender for a flood determination, then obtain quotes from licensed agents. Rates depend on building details and program choice.