Buying a house in a flood zone

mark6262

Hi there. We are thinking about buying a house, but have found out that its in a flood zone 2.
What impact will this have on the price and ability to get a mortgage.
We would not need a mortgage but planning for the future, would the house be difficult to sell as its in a flood zone 2. What are the implications for buildings insurance? Obviously water tables are rising and we are only a few yards from being in a flood zone 3?
I dont have any experience in this area. The house has no history of flooding. Its around 290 yards from a river.
Any help would be appreciated. I presume that anyone selling the house would have to state the house is in a flood zone 2 somewhere in the house details.
Thanks

Fuzzyness

the flood zone provides an indication of the likelihood that it will flood. Flood Zone 3 is the functional flood plain of the river, whilst FZ 2 is at a slightly lower level of risk but still has the potential to flood. the Environment Agency flood maps are a bit crude in terms of their accuracy so whilst the house you want to buy is shown as being in FZ2 there is a possibility that it may never flood. conversely the opposite is also true. you may want to consult a hydrogolist of flood risk specialist who will provide you with more detailed advice about the likelihood of flooding around your property. personally i'd steer clear becasue i couldnt face the disruption should my house ever be flooded but each to their own.

mark6262

Thanks. I dont see the house flooding, but during the floods of december 2015 the water got within 70 yards. The water table is rising here.
My main concern is that I will have trouble selling it and that as its in a flood zone 2 the price should be lower.

Davesnave

mark6262 wrote: »

My main concern is that I will have trouble selling it and that as its in a flood zone 2 the price should be lower.

If you are thinking of using this as a stick to beat the vendor with, expect others to do it to you in the future when you come to sell.

And if the house should ever flood, then it will become an even more serious obstacle to overcome when selling.

alumende27

How do you know it has no history of flooding?

I was looking through some old photos the other day whilst doing some clearing up, and I came across some photos of my old village that suffered severe flooding in the early 90's. There's a great picture of a new housing estate that was being built. that was several feet under water. Just because the owners don't know of any history of flooding...

You can also try putting the details of the house into the online insurance comparison websites to see if the premiums are unusually high.

There are plenty of (possibly overly dramatic) news stories in recent years saying how flooding is probably the worst climate change risk for the UK over the coming years.

spadoosh

IMO buying a house in a flood plain is just about the stupidest things you can do. Slightly better than actually building a house on a flood plain.

If theres a good chance it will flood now, how will it hold up if 10,000 new houses are built nearby without adequate drainage?

Im not a religious person but do like the occasional bit of sensible 'instruction' from the holy books. ' the wise man built his house up on the rock.'

The annoying thing is i became the hated person when last year people where complaining of their houses being flooded and i would offer nothing more sympathetic than , shouldn't have bought a house that will likely flood.

If drowning/having your house trashed isnt enough to put you off, I wouldnt be paid to take the house your looking at. There are many people who would think similar. Think about that with your resale.

AnotherJoe

mark6262 wrote: »

Thanks. I dont see the house flooding, but during the floods of december 2015 the water got within 70 yards. The water table is rising here.
My main concern is that I will have trouble selling it and that as its in a flood zone 2 the price should be lower.

Then I'd say you are barking to be considering it at almost any price, so unless by "lower price" you mean £50, I'd walk. Or swim.

mark6262

These are all very good points. And you are all entirely correct.
The river burst its banks four times during the floods of 2015/2016.
The location is stunning but the house is a massive risk.
My Dad still isn't convinced its a bad buy, but i am just about certain.

vuvuzela

mark6262 wrote: »

These are all very good points. And you are all entirely correct.
The river burst its banks four times during the floods of 2015/2016.
The location is stunning but the house is a massive risk.
My Dad still isn't convinced its a bad buy, but i am just about certain.

It's pretty categorically going to be a bad buy. And it will very likely be an equally difficult sell when you need to move / upsize / downsize. Personally I would look elsewhere.

mark6262

vuvuzela wrote: »

It's pretty categorically going to be a bad buy. And it will very likely be an equally difficult sell when you need to move / upsize / downsize. Personally I would look elsewhere.

You are absolutely right. And I am going to look elsewhere. Thanks

robotrobo

mark6262 wrote: »

You are absolutely right. And I am going to look elsewhere. Thanks

Spot on mark;), why do you need to buy a worry ?, i know because i sold one:)