Buildings Insurance - Flooding Potential

MORPH3US

Recently had the homebuyers survey back on the house that we are buying and the surveyor mentioned that there "may be a risk of periodic flooding"

Now our solicitor wants us to check that we can get buildings insurance for the property and let her know that we still wish to proceed!

I have had numerous quotes online and all of them have given me a good quote even with the address. None have asked about flooding (past or potential future) although 1 did ask if we live within 500m of water to which I answered yes and it added about £10 to the premium.

I have just looked at the T&C's of our cheapest quote (Zurich) and it didn't say anything about declaring past flooding (although to our knowledge there hasn't been any) so does that mean that I don't have to mention it to them?

I would have thought that they would have a link to the Environment Agency and would already know what properties are at risk of flooding before they insure them?

Can anyone on here advise?!

Thanks

M

BTW, if anyone is thinking of getting buildings and contents insurance then Zurich gave me the best quote by about £10 and then I realised that they do £50 cashback through Quidco / Rpoints too meaning I got it £60 cheaper than the next best quote!!!

JennyW_2

sigh just sounds like another surveyor covering his a*se again. It's getting ridiculous. they just remark on every possibility - whether it's obvious or not, possible damage by tree roots, signs of previous movement, damp, flood blah blah blah....................

It's as I said in a past post. We live happily in our houses for years and years then along comes a little man with his clipboard, ticking off "problems" which in turn causes everyone involved lots of grief

ETA: We're purchasing a flat which is in a flood plain (most of the houses arounds the south of London are in the same situ) and we've had absolutely no problems and have had all the usual searches done and nothing flagged up on our survey. Your surveyor probably stepped in a puddle and thought he'd better mention a risk of flooding :rotfl:

MORPH3US

JennyW wrote:

sigh just sounds like another surveyor covering his a*se again. It's getting ridiculous. they just remark on every possibility - whether it's obvious or not, possible damage by tree roots, signs of previous movement, damp, flood blah blah blah....................

It's as I said in a past post. We live happily in our houses for years and years then along comes a little man with his clipboard, ticking off "problems" which in turn causes everyone involved lots of grief

ETA: We're purchasing a flat which is in a flood plain (most of the houses arounds the south of London are in the same situ) and we've had absolutely no problems and have had all the usual searches done and nothing flagged up on our survey. Your surveyor probably stepped in a puddle and thought he'd better mention a risk of flooding :rotfl:

Thanks! :T

But that doesn't answer my question regards the insurance!

Anyone any ideas?

Woby_Tide

check the environment agency flood maps
http://www.environment-agency.gov.uk/subjects/flood

and they will show what level of risk the property has, think there are 3 levels, low moderate and high. low and moderate are insurable as a normal property I think due to an agreement between ABI and Environment Agency. Unless you are high risk sholdn't be an issue

(we're looking at properties currently where majority of town is classed as moderate risk so have been looking myself recently, likewise the quotes seem the same as normal)

MORPH3US

Woby_Tide wrote:

check the environment agency flood maps
http://www.environment-agency.gov.uk/subjects/flood

and they will show what level of risk the property has, think there are 3 levels, low moderate and high. low and moderate are insurable as a normal property I think due to an agreement between ABI and Environment Agency. Unless you are high risk sholdn't be an issue

(we're looking at properties currently where majority of town is classed as moderate risk so have been looking myself recently, likewise the quotes seem the same as normal)

Thanks Woby,

I have seen that website before, when I put my post code in it gives me the map but I can't see where it says low, moderate or high risk! Can you tell me where abouts I should be looking?

Will the insurance companies already know whether ther property is low, medium or high risk and factor that into their premiums?

M

Woby_Tide

when you view the map is it just a grey streetmap style picture? If so then technically there is no flooding areas within that location. On mine there is two different colours of blue, at the top of the map there are two buttons, one 'zoom', one 'learn more' highlight learn more then click on the map in the area you want to know what the risk is.


As before, I believe the insurers and flood agency have come to an agreement as the insurers were penalising those in moderate areas depite risk being once every 100 years I think. Apart from ringing for a quote and checking, then doing it online to get it cheaper I'm not sure how else to confirm

Debt_Free_Chick

MORPH3US wrote:

Thanks Woby,

I have seen that website before, when I put my post code in it gives me the map but I can't see where it says low, moderate or high risk! Can you tell me where abouts I should be looking?

When you look at the map, at the top, click on the icon "Learn More" then click on the map for the position of your property (or the new one). It will then tell you whether it's low, moderate or high and will give you the risk of flooding. Mine is 0.1% or 1:1000 ... which isn't surprising as we're 100 feet above the level of the local river :j

Great link Woby ... thanks :T

Debt_Free_Chick

MORPH3US wrote:

Will the insurance companies already know whether ther property is low, medium or high risk and factor that into their premiums?

M

I think this is one instance when you might want to talk to someone about a quote, even if it's only over the phone. You can then check that they have taken account of the Environment Agency risk assessment.

MORPH3US

When I click Learn More and then click the blue area I get:

"Be prepared

At the time of production, no further information on the likelihood of flooding is available for this area. In some locations, further investigation may be ongoing - following recent flooding, for example.

Check the Flood Map for our current best information on the likelihood of flooding from rivers or the sea that would occur without the presence of flood defences.

Flood defences reduce but do not completely remove the likelihood of flooding and can be overtopped or fail in extreme weather conditions.

Be aware:

* To find out whether we have any further data on the likelihood of flooding in your area, call Floodline on tel: 0845 988 1188.
* To find out if you can get advance flood warnings for this location, click here.
* To find out how to be prepared for all types of flooding go to our Floodline pages or call Floodline on tel: 0845 988 1188.
* For further guides and information on flood risk and home insurance, click here
* Our maps only cover flooding from rivers and the sea. Flooding can occur at any time and in any place from sources such as rising ground water levels, burst water mains, road drains, run-off from hillsides, sewer overflows etc.
Click here to find out more.
* The information on the likelihood of flooding is not intended to be used by people applying for planning permission for new developments. To find out how the Flood Map can help when planning a new development, click here."

sarah_elton

Insurance companies have their own map system, based on EA data, yes. Quotes are all based on post-codes.

The post-code thing was actually a big issue in insurance a few years ago - you had long streets where the bottom end was by a river and the top end on top of a hill, and everyone got hammered for high premiums. Since then they have actually refined the system, so will likely have taken into account house number as well depending on the post-code.

My mum's a household insurance underwriter.

Do you know if there's been a flood anytime recently?

Back when I lived at home about 6 years ago there was a flood in our village, £40k claim. When it came to renewal we got a letter from the EA saying it was a 1 in 500 year rainfall, and we renewed at no extra premium. When we sold, we told the buyers our insurance company and they continued cover on the property.

MORPH3US

sarah_elton wrote:

Do you know if there's been a flood anytime recently?

Massive thanks for that!

As far as I know there hasn't ever been a flood there, our solicitor has said that she will ask the vendor if there is a history of flooding in the area.

The estate is only 9 years old and the stream that creates the flood risk has had a large earth mound barrier built all along it so I think that has probably addressed the risk.

I have e-mailed Norwich Union home insurance to clarify the point, but if like you say they have access to the database then I should be ok with the quotes I already have right?

M