Category: Buyer, First Time Buyer, Guides & Advice, Sale & Purchase
The risk of flooding has now become a major problem for property owners.
The Environment Agency estimates that one in six properties in England and Wales (approximately 5.2m properties) are at risk from flooding.
Apart from actual damage that may be suffered when a home is flooded, it can now be difficult or impossible to obtain insurance cover against flood damage on properties in areas considered to be at high risk.
If insurance cover cannot be obtained, or only obtained on payment of high premiums, this will affect the value of a property. It will become difficult to get a mortgage on such a home, further reducing its value.
It is therefore important for anyone buying a home to make sure that it is not going to be at risk from flooding, but if it is, that they take the necessary steps to protect their investment.
This can apply to flats as well as houses, since even if a flat is not on the ground floor, the whole building can be severely damaged by flooding.
Find out more about flood risk reports from our trusted and friendly team on .
What is a flood risk report?
A flood risk report is an important document in the property buying process, providing insight into the likelihood of a property being affected by flooding.
It is part of the environmental search, one of the essential conveyancing searches.
This report is essential for both buyers and lenders as it identifies potential risks, ensuring the property's safety and value aren't compromised by flood-related issues.
Your conveyancing solicitor will recommend an additional flood riks report if the environmental search reveals that the property is situated on a flood plain, or if there is any other suggestion that the home is at risk. The additional cost is nominal and, needless to say, well worthwhile.
Why are flood risk reports important in conveyancing?
The problem for buyers is that it is not always easy to determine if a particular property is at risk. A home does not need to be close to a river or the sea or on low lying ground to be exposed to flood risk. Surface water, groundwater and overflowing sewers are increasingly common causes of flooding.
While a quick online search can give some indication, a more detailed flood risk report can be obtained which will show if a property is an area which is at risk, and the likely cause of any flooding, such as surface water or groundwater, a river, or the sea.
What does a flood risk report contains?
The flood risk report typically includes the following elements:
- Flood zone classification: The property's location in relation to official flood zones, which range from Flood Zone 1 (low risk) to Flood Zone 3 (high risk).
- Historical flood data: Information on whether the property or nearby areas have experienced flooding in the past.
- Flood defences: If there are any flood defences nearby, their condition and effectiveness in protecting the property will be reported.
- Types of flood risks: A breakdown of the different types of flood risks, including surface water, groundwater, and river flooding.
- Predicted Climate Impact: With climate change affecting weather patterns, the report may include predictions of how the flood risk could evolve in the future.
- Insurance Recommendations: If the property is in a flood-prone area, the report might include recommendations regarding flood insurance.
- Environment Agency Data: Information provided by the Environment Agency on flood zones, probability of flooding, and any flood alleviation schemes in place.
When is a flood risk report required?
A flood risk report is typically required when purchasing a property in areas known to be vulnerable to flooding.
Even if the property is not in a designated flood zone, it's advisable to request a flood risk report if the location is near rivers, coastal areas, or in places with poor drainage.
Mortgage lenders can request this report as part of their standard conveyancing searches, especially for properties situated in medium to high-risk areas.
Some insurance companies may also require a flood risk assessment to determine appropriate coverage.
The conveyancing process and flood risk reports
When purchasing a property, your conveyancer or solicitor will conduct various conveyancing searches as part of the conveyancing process.
The flood risk search forms part of the environmental search which investigates environmental risks related to the property. Conveyancing searches typically include:
- Local authority search
- Chancel liability search
- Water and drainage search
- Environmental search (includes flood risk assessment)
If the flood risk report reveals significant risks, your solicitor will discuss the potential impact with you. Depending on the severity, you may need to negotiate with the seller, take extra precautions, or reconsider the purchase.
How much does a flood risk report cost?
The cost of a flood risk report usually ranges from £50 to £75, depending on the provider. It's a relatively small cost compared to the potential savings it could provide by identifying flood risks before they become costly problems.
Do you need a flood risk report?
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