Shopping for a home in a flood danger space

Though most properties within the UK usually are not vulnerable 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 owners mopping up their basements, the pure human response is to assume, ‘That might have been me.’
It can be crucial for owners and house-hunters alike to know 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 for flooding is rivers bursting their banks after durations 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 kind of flash floods that observe 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 assume. 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 only option 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 realm during 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 every so often 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 also must be on the ball.
What are the implications for my residence insurance coverage?
Appreciable, significantly if a property has been flooded up to now or is in an space of excessive danger. When purchasing round for insurance coverage, try to be armed with as a lot info as potential, 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 Atmosphere Company, confirming the flood danger stage related to the property. This may also stand you in good stead together with your mortgage-lender, who will wish 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 profit owners at vital flood danger by capping premiums. The scheme gives a useful backstop within the case of properties which have had multiple episode of flooding and would possibly beforehand have turn into uninsurable.
What additional 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 if you happen to 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 under) to comprise the harm brought on by flooding if the worst involves the worst. In areas which flood commonly, 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 is not uncommon sense to not carpet any clearly at-risk rooms reminiscent of basements, utilizing tiles or wood 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, relatively than at flooring stage. Becoming non-return valves in drains is usually a helpful defence in opposition to flash floods. Final however not least, flood-proof your valuables: if you happen to personal a priceless Picasso, preserve it within the attic, not the cellar.
If I’m promoting a home in a flood danger space, what authorized obligations am I below?
The primary one is to be upfront with consumers 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 up to now and you want to be able to produce them with related particulars, reminiscent of previous flood harm, the price of repairing it and any knock-on influence on insurance coverage premiums. Maintain written flood-related data, as you’d preserve previous gasoline and electrical energy payments, and so on.
Hundreds of thousands of Britons reside in areas which can be at some danger of flooding. They could have a number of extra sleepless nights than individuals who reside on excessive floor but when they assessed the dangers and took acceptable steps to handle these dangers, there is no such thing as a cause for them to really feel on the mercy of the weather. Shopping for a home in a flood danger space ought to actually not be considered an entire no-no.