Shopping for a home in a flood danger space

Though most properties within the UK are usually not liable to flooding, hundreds of thousands are, even in areas that aren’t instantly waterside.

When elements of the nation are devastated by floods and the information is dominated by photos of unlucky owners mopping up their basements, the pure human response is to suppose, ‘That would have been me.’

It can be crucial for owners and house-hunters alike to grasp the fundamentals about flooding and the related dangers. This easy step-by-step information is designed to assist these shopping for a home in a flood danger space.

What are the principle causes of flooding?

The commonest reason behind flooding is rivers bursting their banks after intervals of heavy rain. In coastal areas, unusually excessive tides additionally current an apparent danger. However even in areas that aren’t close to the ocean or a river, there’s a danger of so-called ‘floor water flooding’, usually brought on by the type of flash floods that comply with thunderstorms. One other, rarer, phenomenon is groundwater flooding, when the water desk rises, and water begins to seep into basements and cellars.

How prevalent is the issue?

Extra prevalent than you may suppose. The Setting Company has calculated that round one in six properties within the UK is at some danger of flooding. Some low-lying areas have lengthy been recognized as flood plains, experiencing flooding at common intervals, and though new constructing on flood plains is discouraged, it nonetheless takes place in some areas.

How do I verify if a property is in a flood danger space?

The only strategy to discover out if a home is in a flood danger space is to go to the government website and enter the postcode of the world by which you have an interest. Areas are graded for flood danger, from ‘excessive’ to ‘very low’, normally relying on their proximity to rivers and the earlier historical past of flooding within the space. However be conscious that flood maps can change once in a while so it’s good to get info from different sources, e.g. native property brokers or, in case you are shopping for, the proprietor of the property. Your conveyancing solicitor may even must be on the ball.

What are the implications for my dwelling insurance coverage?

Appreciable, significantly if a property has been flooded prior to now or is in an space of excessive danger. When buying round for insurance coverage, try to be armed with as a lot info as attainable, in an effort to get an inexpensive deal. Some insurers will ask for an Insurance coverage Associated Request Letter, requiring you to get a proper letter from the Setting Company, confirming the flood danger stage related to the property. This may even stand you in good stead along with your mortgage-lender, who will need to fulfill themselves that the property is insurable.

You also needs to try Flood Re, a particular scheme just lately established by the Affiliation of British Insurers, aimed to learn owners at important flood danger by capping premiums. The scheme provides a useful backstop within the case of properties which have had a couple of episode of flooding and may beforehand have turn out to be uninsurable.

What additional prices ought to I count on to incur?

The obvious one is the upper insurance coverage premiums which you’ll count on to pay in an space of excessive flood danger. They are often irksome however in the event you keep in mind that you’ll most likely pay considerably much less for the property due to its at-risk standing, you’ll not essentially be worse off in the long term.

You also needs to think about investing in measures (see beneath) to comprise the injury brought on by flooding if the worst involves the worst. In areas which flood frequently, it’s a good suggestion to buy a provide of sandbags and different flood guards to forestall a last-minute scramble.

What preventative measures can owners take?

Given the havoc wreaked on carpets by flooding it’s common sense to not carpet any clearly at-risk rooms similar to basements, utilizing tiles or wooden floors as an alternative. One other trick which might prevent some huge cash within the occasion of flooding is ensuring that energy factors positioned in at-risk rooms are positioned excessive up on the partitions, fairly than at flooring stage. Becoming non-return valves in drains is usually a helpful defence towards flash floods. Final however not least, flood-proof your valuables: in the event you personal a priceless Picasso, maintain it within the attic, not the cellar.

If I’m promoting a home in a flood danger space, what authorized obligations am I beneath?

The principle one is to be upfront with patrons about any earlier historical past of flooding within the property. If the house is in an space in danger, they’re entitled to ask about flooding episodes prior to now and you must be able to produce them with related particulars, similar to previous flood injury, the price of repairing it and any knock-on affect on insurance coverage premiums. Maintain written flood-related data, as you’ll maintain previous fuel and electrical energy payments, and many others.

Hundreds of thousands of Britons stay in areas which might be at some danger of flooding. They might have a couple of extra sleepless nights than individuals who stay on excessive floor but when they assessed the dangers and took applicable steps to handle these dangers, there isn’t any purpose for them to really feel on the mercy of the weather. Shopping for a home in a flood danger space ought to definitely not be thought to be an entire no-no.