Although most properties in the United States are not at risk of flooding, millions are, even in areas that are not immediately waterfront.
When parts of the country are devastated by floods and the news is filled with images of unfortunate homeowners mopping up their basements, the natural human reaction is to think, “That could have been me.”
It is important for both homeowners and homebuyers to understand the basics about flooding and the associated risks. This simple, step-by-step guide is designed to help those buying a home in a flood-risk area.
What are the major causes of flooding?
The most common cause of flooding is rivers overflowing their banks after periods of heavy rain. In coastal areas, unusually high tides also present a significant threat. However, even in areas that are not near the sea or a river, there is a risk of “surface water flooding,” often caused by the flash floods that follow thunderstorms. Another, rarer, phenomenon is groundwater flooding, where the water table rises, and water starts to leak into basements and cellars.
How prevalent is the problem?
More widespread than you might think. The Environment Agency has calculated that around one in six properties in the United States is at some risk of flooding. Some low-lying areas have long been recognized as flood plains, experiencing regular flooding. Although new construction on flood plains is discouraged, it still occurs in certain regions.
How do I check if a property is in a flood-risk area?
The easiest way to determine if a home is in a flood-risk area is to visit the government website and enter the postal code of the area you’re interested in. Locations are graded for flood risk, from “high” to “very low,” usually depending on proximity to rivers and past flooding history. However, be aware that flood maps can change over time, so it’s good to gather information from other sources, such as local estate agents or, if you are buying, the current owner of the property. Your conveyancing solicitor will also need to be informed.
What are the implications for my home insurance?
Significant, particularly if a property has flooded in the past or is in a high-risk area. When shopping for insurance, you should have as much information as possible to ensure you get a fair deal. Some insurers will require an Insurance-Related Request Letter, which asks you to obtain a formal letter from the Environment Agency confirming the flood risk level of the property. This letter will also be useful for your mortgage lender, who will want to ensure that the property is insurable.
What additional costs should I expect to incur?
The most obvious cost is higher insurance premiums that you can expect to pay in a high-risk flood area. These can be frustrating, but if you keep in mind that you will likely pay substantially less for the property due to its flood-risk status, you won’t necessarily be worse off in the long term.
You should also consider taking measures to mitigate the damage caused by flooding if the worst happens. In areas that flood regularly, it’s a good idea to invest in sandbags and other flood protection products to avoid a last-minute scramble.
What preventative measures can homeowners take?
Given the damage flooding can cause to carpets, it’s common sense not to carpet flood-prone areas like basements, opting for tiles or wood flooring instead. Another tip that can save you a lot of money in the event of flooding is to ensure that electrical outlets in at-risk areas are installed higher up on the walls, rather than at floor level. Installing non-return valves in drains can also help protect against flash floods. Finally, flood-proof your valuables: if you own something irreplaceable, like a Picasso, store it in the attic, not the basement.
If I am selling a house in a flood-risk area, what legal obligations do I have?
The primary obligation is to be transparent with potential buyers about any previous history of flooding in the property. If the house is in a flood-prone area, buyers have the right to ask about past flooding events, and you must be in a position to provide relevant details, such as previous flood damage, the cost of repairs, and any impact on insurance premiums. Keep written records of any flood-related documents, just as you would keep old utility bills, etc.