How much of a risk is a 1% flood risk?

Pink_Butterfly_5

Hello!:j

I am a first time buyer on a fairly low income. I have got back the survey on the house I hope to buy and it says that there is a 1% chance of flooding (I think it said "extreme flooding"):eek:

Does this mean that I should give up on this house? I don't really know how I can assess whether it is a risk or not? If I give up on this house, I'll probably have to look for a house outside my home town as prices are rising so quickly (we are becoming a commuter town, but I work locally).

Any advice or sources of information gratefully received!:T

Many thanks and best wishes

jimmmyc

The main thing you have to consider are resales value and insurance.
Ring some insurance companies and ask if they will cover you for floods in that area.
If there is a 1% risk now, will that get worse in a couple of years, is the council doing anything about flood defences, is it from a river or would heavy rain cause the flooding.

Also, how would you feel if it happened, I wouldn't be to happy to wake up one morning to find my lounge has turned into a paddling pool.

Debt_Free_Chick

Pink_Butterfly wrote:

I have got back the survey on the house I hope to buy and it says that there is a 1% chance of flooding (I think it said "extreme flooding"):eek:

It means the risk of flooding from the rivers or seas in that area is 1 in 100 - each year. 1% is classed as "moderate". 1.3% and above is "significant". The Environment Agency has an explanation here

dmg24

It may not be as bad as it seems ...

My first property was in a flood risk area, but thankfully we were never affected by it (even though we did have some pretty amazing rain fall).

The likelihood of your property being affected is 1 in 100, mine was higher but still didn't have any problems.

I would go for common sense in making your decision. How close is the property to the water source, and how big is the water source (a stream or a river)? This would give an indicator of how likely you are to be effected. Also, has the property ever been effected before?

Good luck! x

ginger_nuts

Has it ever been flooded ,have nearby propertys been flooded .

tomstickland

1% is quite high - it suggests on average over 3 days of flooding per year. On average over some long period of time.

jonnyw_2

I dont think it means 1% risk of flooding every day. Its a yearly figure I think. Of course if is 1% every hour then it would flood once a week!!!!!

The environment agency maps are not always accurate. I would seek local knowledge. Was the surveyor local.

At the bottom of our road there is one house that floods at least once every year when the river rises. The ones on the other side of the road only 50 yards away always miss the water. But they are both rated the same risk.

withabix

It's a yearly figure. A 1% risk equates to it being probable that your home will be flooded once in every 100 years.

Put the postcode into the box at the right hand side of this page here:

http://www.environment-agency.gov.uk/

(If you're in Scotland, you need to visit the SEPA website instead)

If your house is in a dark blue or light blue area, then flooding has probably happened in the past.

If it's white, it's certain that river/sea flooding has never happened, although ANY area (except the top of a hill!!) could be flooded by heavy rain or blocked sewers etc.

I'm sure you all remember the Carlisle floods of January 2005 (where I live). Over 3000 houses were flooded and 100 owners STILL haven't been able to move back in. The Carlisle floods cost insurance companies over £300 million.

Fortunately we weren't flooded!

Interestingly, as the EA are now in the middle of constructing improved flood defences around the City, properties affected by the flooding are experiencing a sales boom with rising prices. People are keen to purchase nicely refurbished 'flooded' homes and risk the flood defences not being adequate. The new bunds are a LOT higher than the old ones, so the risk has effectively reduced. Insurance premiums have been affected by the flooding however.

withabix

jonnyw wrote:

The environment agency maps are not always accurate.

They have improved a lot in the last 2 years, to the extent that the insurance companies now fortunately use these maps rather than postcode grouping - a method which was, of course EXTREMELY inaccurate!