What is a flood risk assessment?

When buying a property, you will need to have information relating to the risk of flooding. According to the government, an estimated 5.5 million homes and businesses in the UK are at risk of flooding. At its worst, flooding could mean you have to leave your property for many months and that you could struggle to sell it. We look at what you need to know before deciding whether to buy an at-risk property and answer the question, What is a flood risk assessment?

At Lockings Solicitors, we have been dealing with conveyancing in the East Yorkshire area and beyond for many years and have a strong understanding of the locality. We can advise you of the searches you require when buying a house, including whether a flood risk assessment or flood report is recommended.

We have a reputation for excellence and always aim to complete purchases promptly, meeting deadlines wherever possible. Our clients routinely recommend us to their friends and families.

If you are considering buying a property with a potential flood risk, we can guide you through the process, ensuring that you are provided with the information you need to make an informed decision.

We offer a FREE initial chat so that you can ask us any questions you may have about flood risk assessments. Call us on 01482 300 200, email us at welcome@lockings.co.uk or fill in our Free Online Enquiry and we will call you back promptly. We have offices in Beverley, Hull and York and represent clients across the East Yorkshire and York area.

What is a flood risk assessment?

When you buy a house or flat, your solicitor will arrange for relevant searches to be done. Some are always carried out, such as a local search and drainage search, while some are only necessary if the property is in an affected area.

A flood risk assessment is a report that you can order if you are thinking of buying a property in an area that could be at an increased risk of flooding. Also referred to as a flood report, it will include a range of information that will help you decide whether you want to go ahead.

It will be seen by your mortgage lender, and they could base their decision on whether to lend on the contents of the assessment.

How do you find out if you need a flood risk assessment?

If you have an environmental search carried out, this could indicate the basic level of flood risk. There is also an online tool, available on the government’s website, that gives some indication of the potential for flooding, based on postcode.

The initial property information provided by the seller will also state whether any part of the property, including the garden, has ever been flooded.

Where any of this information reveals a risk of flooding, you should have a flood risk assessment carried out. If we are representing you, we can order the report on your behalf.

In some cases, lenders may ask for a flood risk assessment to be done and for the results to be sent to them so that they can decide whether they are prepared to lend. In some cases, lenders will not offer a mortgage if they feel that the risk of flooding is unacceptable.

Properties at a higher risk of flooding may also be difficult or impossible to insure. This means that as well as having no cover, you could also struggle to sell the property and it could lose value.

What information is in a flood risk assessment?

There are several reputable flood risk assessment companies, and the information they provide can vary slightly. The type of information you may receive includes:

• Data on flooding
• The flood zone of the property, with Zone 1 being the lowest risk and Zone 3 the highest
• Whether the flood risk is from:
  • Surface water flooding
  • Groundwater flooding
  • River flooding
  • Coastal flooding
• Flood defences in the area
• Information about the availability of insurance
• A risk assessment
• Recommendations to protect your property
• The potential impact of flooding on the property’s value

Why is a flood risk assessment important?

With the potential for an increase in flooding in the coming years, having as much information as possible before going ahead with a purchase is essential.

Flooding can devalue a property, including in the following ways:

• Make the property harder to sell
• Insurers may refuse to insure
• Lenders may not be prepared to lend

By understanding the situation before you go ahead, you can make an informed decision.

You can also explore the options for making the property more resilient or resistant to flooding, finding out the costs of the work and deciding whether it is something you are prepared to take on.

What measures can you take to protect your home against flooding?

Each property is different, and you may need to seek expert advice on the most useful work to do. Measures that can help improve flood resilience include:

• Tiled flooring instead of carpet
• Raised electricity sockets
• Raised appliances
• Hardwood skirting boards
• Pumps
• Water resistance plaster, where appropriate to the building
• Non-return valves on pipes
• Utility meter housing

These are designed to allow you to clean and dry out your property more quickly and with less damage following a flood. They can avoid the need to leave the property for extensive periods while repairs are carried out.

There are also flood resistance measures designed to actively prevent floodwater from entering the property in the first place. These include:

• Flood doors or storm doors
• Flood windows
• Air brick covers or automatic air bricks which self-close during flooding
• Perimeter flood barriers

Will insurers cover a property at risk of flooding?

Insurers will not always offer flood coverage for at-risk properties. In addition, they can decide to withdraw coverage. The Flood Re scheme means that insurers can choose to pass on the flood coverage part of an insurance policy to Flood Re, which can make affordable insurance available in some cases, however this is not guaranteed. In addition, it is only available for properties constructed before 2009.

Contact our East Yorkshire and York area conveyancing solicitors

If you have any questions about flood risk assessments or buying a property at risk of flooding, we will be happy to help.

You can ring us for a FREE initial chat on 01482 300 200, email us at welcome@lockings.co.uk or fill in our contact form and we will call you back promptly. We have offices in Beverley, Hull and York and represent clients across the East Yorkshire and York area.