Shopping for a home in a flood danger space

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

When components of the nation are devastated by floods and the information is dominated by footage of unlucky householders mopping up their basements, the pure human response is to suppose, ‘That might have been me.’

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

What are the primary causes of flooding?

The most typical 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 attributable to the form 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 would possibly suppose. The Atmosphere 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 best method 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 through 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 aware that flood maps can change occasionally so it’s good to get data 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 have to be on the ball.

What are the implications for my residence insurance coverage?

Appreciable, notably if a property has been flooded prior to now or is in an space of excessive danger. When buying round for insurance coverage, you ought to be armed with as a lot data as potential, so to get an affordable deal. Some insurers will ask for an Insurance coverage Associated Request Letter, requiring you to get a proper letter from the Atmosphere Company, confirming the flood danger degree 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 must also take a look at Flood Re, a particular scheme lately established by the Affiliation of British Insurers, aimed to profit householders at vital flood danger by capping premiums. The scheme affords a useful backstop within the case of properties which have had a couple of episode of flooding and would possibly beforehand have turn out to be uninsurable.

What further prices ought to I anticipate to incur?

The obvious one is the upper insurance coverage premiums which you’ll anticipate to pay in an space of excessive flood danger. They are often irksome however should 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 must also take into account investing in measures (see under) to comprise the injury attributable to flooding if the worst involves the worst. In areas which flood recurrently, it’s a good suggestion to buy a provide of sandbags and different flood guards to stop a last-minute scramble.

What preventative measures can householders take?

Given the havoc wreaked on carpets by flooding it’s common sense to not carpet any clearly at-risk rooms reminiscent of 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 ground degree. Becoming non-return valves in drains generally is a helpful defence towards flash floods. Final however not least, flood-proof your valuables: should you personal a priceless Picasso, hold 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 primary 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 it’s essential to be ready to produce them with related particulars, reminiscent of previous flood injury, the price of repairing it and any knock-on affect on insurance coverage premiums. Maintain written flood-related information, as you’d hold previous gasoline and electrical energy payments, and so on.

Thousands and thousands of Britons stay in areas which can be at some danger of flooding. They might have just a few 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 considered an entire no-no.