Whether or not you’ve been affected by the recent flash flooding, live in a coastal area or a city or town where the river bursts its banks regularly, one thing is certain; flooding happens.
Rising sea levels from global warming look set to combine with NASA’s research into an upcoming wobble in the Moon’s orbit.
That wobble has led Nasa to predict that clusters of unusual flooding are likely to occur around the world during the coming two decades.
Yet some of the best homes are built in areas liable to flood. And with unpredictable weather and climate change, homes that have never flooded before may too experience rising water.
Nobody wants to be flooded, but if we accept that it’s a possibility we can plan for it. Here’s what homeowners and buyers need to know:
1. Is my home in a flood zone?
Whether you’re looking for somewhere new to live, or want reassurance about your existing home, the best place to start to find out about flood risk is the government’s flood warning information system for England.
There are equivalent information systems for Wales, Scotland and Northern Ireland.
Entering your postcode will provide an instant report with a flood-risk assessment covering surface water (heavy rainfall), rivers and the sea, as well as recent flood maps.
You can also contact the Environment Agency directly to request a full flooding history for a property by emailing the address to enquiries@environment-agency.gov.uk.
You’ll usually receive a free report by email within 20 working days.
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2. Is the home I’m buying in a flood zone?
If you’ve had an offer on a new home accepted, and instructed a solicitor, they will undertake searches on the property before the sale goes through.
An environmental report forms part of those searches and if it indicates a risk of flooding, or if there is a known history of flooding, your solicitor will request a flood report.
A flood report consists of a range of flood data from the Environment Agency, The British Geological Survey and property data from HM Land Registry. It will tell you about:
Previous flooding
Surface water flood risk
River and coastal flood risk
Groundwater flooding risk
Flood defences currently in place and proposed.
It will also offer an indication of flood risk insurability (more on which, below), expert risk assessment and offer suggestions for preventative measures.
3. Is it safe to live in a home that floods?
Yes and no.
The majority of the time it will be perfectly safe to live in a house in a flood zone.
But any sudden surge of water carries risk to life. Flash floods, which can occur without warning, are particularly dangerous.
Even if your home floods, you are usually safer at home during flash flooding than if you were out walking or in a car.
A flooded home is unlikely to pose a serious risk to life. But floods can do plenty of damage to walls, floors, furniture and electrical goods.
It can be both uncomfortable and a challenge to remain living in a home damaged by water.
Government advice suggests that in the event of flooding you should turn off the gas, electricity and water, move furniture upstairs if possible, and that people and pets should be moved to safety.
As ever, follow emergency service advice and call 999 in any immediate danger.
Most insurance policies will pay for temporary accommodation which will enable you to move out of a home damaged by flooding until it has dried out and any damage has been repaired.
You can follow nationwide flood alerts and warnings here.
4. Can I get a mortgage on a flood-risk property?
Yes.
But some lenders may be more cautious than others about offering loans on homes that are known to flood.
Some banks or building societies might insist on insurance for flooding, and sometimes a higher deposit will be needed to secure a mortgage.
As with all property purchases, your eligibility for a mortgage will depend on different factors, but a good broker or high street bank should be able to guide you through it.
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5. Can I insure a flood-risk home?
Flood cover is a standard feature of any home insurance, and this will include cover for any damage to your property and possessions, as well as temporary accommodation for you.
It’s a myth that homes known to flood become uninsurable, but they can be harder and more expensive to insure.
If you live in a high-risk flood area, or your home has been flooded before, policies offered to you may cost more, or exclude flood cover. Make sure you check the small print carefully before taking out your insurance.
Not all policies cover groundwater flooding either. Groundwater flooding occurs when water in the ground rises above normal levels, approaching the surface. It is usually caused by prolonged periods of rainfall and groundwater flooding can last for several weeks.
If you’re in a flood-risk area it’s worth taking extra care with any policy you take out.
If you do have trouble obtaining comprehensive home insurance due to a history of flooding, check out Flood Re, a joint initiative between the government and insurers which aims to make the flood cover part of household insurance policies more affordable.
6. How can I protect my home from flooding?
In parts of Australia like Brisbane, some houses are built on stilts because of historic flooding.
While we’re not suggesting going that far, there are practical steps we can take to protect our homes.
Temporary defences
You can invest in temporary door barriers or cubes that can be stacked up, or single-use seals for vents and air bricks. Sandbags are an option, too.
But, such defences rely on early warnings and householders might not always have time to put them in place before floods arise.
Permanent defences
It’s possible to install flood shields over lower doors for a few hundred pounds. You might also get the builders in to construct or shore up retaining walls around your home.
You might also consider inviting expert flood defence consultants round to tell you what you can do to protect your internal walls, doorways and pipe entrances.
In homes where it’s impossible to ensure that the downstairs rooms will never flood, you can install flooring and fixtures that are flood proof or will withstand some water.
Flood resilient interiors
You can now find a range of flood-resistant fitted kitchens in varying materials that won’t get damaged should the waters burst in.
Installing stone or tile flooring with concrete underneath is also a sensible option in downstairs rooms.
Rugs and other soft furnishings should be moved upstairs at the first warning of floods.
Electrical goods are not so easy to flood proof, but placing plug sockets and wiring higher up and thinking carefully about the placement of these goods can help minimise damage.
Opting for open brickwork or another wall finishing without plaster (which is difficult to dry out, will bulge and get stained should water come in) can be a sensible option, too.
7. Does flooding affect the resale value of a home?
Being in a flood zone can impact on the price people are willing to pay for a home.
For anyone who is willing to take on the risk, however, this can present an opportunity to bag a bargain.
Some areas, such as Hebden Bridge in West Yorkshire, have hugely buoyant housing markets despite a recent history of flooding.
Claire Sheehan of Claire Sheehan Estate Agents in Hebden Bridge, says: “We find that there are some people who are very nervous about water and flooding.
“But then there are other people who are more relaxed about it, and quite often the houses that have been repeatedly flooded are probably priced down to reflect that. They are priced competitively and if you're prepared to take the risk, then they can offer great value.
“Most of the homes which have had repeated flooding have flood resilience measures in place now. “
8. What do estate agents tell buyers and sellers about flood risk?
“The important thing in my experience is just to be open, honest and upfront with everyone involved when we're selling these houses,” says Sheehan.
“We put a statement on our property details if we've got a property that's been subjected to repeated flooding, and there’s a further note on property details about the flood history.
“We tell prospective buyers about this history before they view, and we also tell them at each viewing. We might say something like, ‘This property falls within a high-risk flood zone. It was flooded in December 2015 and then fully refurbished.’
“There was also some flooding in Hebden Bridge in 2020, so we try to give as much information as we possibly can. We also share the latest website resources and links with buyers.
“I do say to people that we can only tell them what we're told, and we were not there on the day of the floods. Sometimes flood water can come very quickly and it can go very quickly and you might not even know that a home was affected.
“If in doubt, I suggest buyers knock on the neighbours’ doors and ask other local people what it was like in 2015 or 2020. Local people would probably tell you.”
9. Is my home likely to flood in future?
You can use all the information listed above try and work out the odds of your home flooding. But, the simple fact is, with climate change anything is possible.
The latest figures from Hometrack suggest that 5% of all UK properties fall into the highest flood risk category at this time.
They predict that an additional 1%, amounting to around 300,000 homes, will move into the highest risk category by 2050. This figure is expected to rise a further 1% by 2080.
Climate change will leave homes vulnerable to increased flooding from escalating coastal erosion, sinkholes and heavy downpours.
Ground risk consultancy Terrafirma predicts more than 800 buildings will be lost to coastal erosion within the next 20 years.
Nearly 7,000 homes and properties will be at risk of falling into the sea across England and Wales over the next century, according to Terrrafirma.
So, while we cannot prevent homes from flooding, we can do our homework and put key safeguards in place.