When is a flood risk assessment required? A guide to flood-risk assessments

Flooding is an increasing problem for many potential house-buyers with the ongoing impact of climate change creating problems for increasing numbers of buyers.

We've all seen the horrendous news stories that have been projected into our homes depicting desperate homeowners wading through several inches of dank water as their buildings and possessions are lost to flooding. And not forgetting the heart-rending images of rescuers in boats paddling across what were previously streets and main roads to rescue trapped elderly folk, children and animals.

All too often, particularly in colder months, flood warnings are sent out during the increasing number of powerful storms that rage across the country and some buildings have had to be pulled down.

The approximate estimate set by the Environmental Agency suggests that at least one in six properties is at serious risk for property owners currently.

This figure is calculated from the risk created by rivers and lakes, the sea, as well as the risk coming from other causes, which are harder to assess, yet may create critical problems, nevertheless.

While new housing developments may incorporate flood defences, they are not necessarily immune from the risk of flooding.

Furthermore, the threat of flooding is estimated to increase to two in six homes, doubling the current estimate, by the year 2050 (just over twenty-five years).

To put the risk into some sort of context, these are the most typical causes of flooding:

1. River flooding - with rainfall, the water will drain through the countryside and into the streams and rivers. When the ground is waterlogged, even more water will be directed to the river courses, causing the levels to rise to point that the banks are broken, flooding the immediate area.
2. Surface water flooding - most buildings are designed to cope with drainage of surface water, but, where the drainage system is overwhelmed, the levels will rise, creating sitting water.
3. Sewer flooding - again, where the sewerage system is overwhelmed by the amount of water that's introduced to it, or if the system is blocked somewhere, the water within it will escape and flood.
4. Groundwater flooding - the water table is an established level which is situated beneath the earth. However, when the wealth of water that is rained onto the area, the level rises until it forms a flood above.
5. Coastal flooding - this is particularly a problem for housing in low-lying coastlines, and is a combination of high tides, mixed with stormy conditions.

The impact of flooding on a home is not merely about the structural, nor about the destruction of personal property. What should not be underestimated is the effect on those who live in the home. Not only is there the immediate danger to life (depending on the seriousness of the flood), there is also the disruption to day-to-day life when a home is rendered uninhabitable.

Not only is there the need to replace furniture, carpets, curtains, electrical goods and so many other things, there is the importance of personal belongings which may not be replaceable - photographs, certificates, special mementoes amongst them.

In addition, there is the impact of any remedial work while it is in progress, which might also be delayed until the insurance claim has been fully assessed and accepted. 

As for the building itself, it will need to be thoroughly dried out before work can commence. But the impact may not stop there: Floors may need to be completely replaced, walls replastered, electrics tested and possibly replaced, and other damaged services repaired or replaced.

For those affected by coastal flooding, salt is a significant problem, since its sodium content is chemically highly reactive. That means it can penetrate all sorts of materials and remain once it gets into it. And it is worsened because it is extremely corrosive, creating any number of future problems.

Ultimately, there may be a serious impact on the pocket. Flood damage is considered to cost UK households and businesses around £2.2 billion, according to figures from the UK Government.

The impact of flooding may reveal further problems in the future, especially if the likelihood of flooding isn't dealt with. If the home has been badly affected by flooding, it can be weakened by the amount of water that has poured into its foundations. 

With the Environmental Agency prediction the number of homes at risk in 2050 doubling, it becomes increasingly important to understand the history of flooding not only for any prospective home but also for the area in general.

Prevention is always better than the cure, so there are several things to consider before taking on a potentially problematic property. To understand the position, here is the basic questions that you'll need to ask:

1. Is the property located somewhere at risk of flooding?
2. Has the property previously been affected by flooding?
3. Where flooding is known, what is its source (river, coastal, surface water or plumbing)? 
4. What repair works have been carried out and when?
5. What flood-prevention works have been completed since the last flood?
6. Is suitable flood insurance available?
7. Are there higher-than-normal premiums required by insurers or high excesses imposed?

The Environment Agency produces maps and warnings regarding current flooding, which is a good starting place to identify the current risk for your planned property.

Obtaining insurance cover against flood risks without an excessive premium is critical to the success of purchasing a new home.

Insurers will look at the general flood risk for a property and its surrounding area, which means that your property might be considered high risk even if there is no evidence of flooding there before. And, if premiums are very high or insurance cannot be obtained, there is likely to be impact on the value of the home.

This is particularly important for home purchases with a mortgage. Lenders will require insurance against the variety of risks against the property, which includes floods. Without the necessary insurance cover, securing a mortgage will be difficult, which in turn impacts the property's marketability and saleability.

To help avoid problems with flooding, particularly in the light of increased instances of bad floods, a scheme was set up by the Government (called Flood Re), whereby all homeowners are required to pay a levy on top of their premiums, which subsidise flood cover for the large number of homes that would otherwise be uninsurable.

And, finally on insurance, don't assume your chosen insurance company automatically includes cover for flood damage. Always check the details of the schedule and don't hold back on discussions regarding your needs and specific requirements with the insurance company.

When buying a new home, purchasers need to consider the history of flooding both in terms of the property and in its environs, in addition to the assessed likelihood of flooding in the future.

An expert can provide concise information and their expert opinion on the state of flooding and future risk for the property.

Because previous flood damage might still affect the structure and construction of the building, even if repairs have been carried out, it is essential to obtain the detailed statement of the condition of the house through the Flood Risk Report before agreeing to purchase the property

Want to get one of the best local Chartered Surveyors to look over your property and include a detailed Flood Risk Report?

That's why it is really worth contacting Surveyor Local! 

Call  to get your survey quote started, or to discuss your concerns with the acquisition of your planned property and the flooding risk.