High risk Flooding// FTB

bedake666

I am a first time buyer, looking to buy a flat through help to buy. The flat is on the second floor.

The environmental search report came with "moderate high" for Groundwater flooding and "Significant" for Surface water flooding. Floodscore insurance rating is high.

Surprisingly, river and coastal flooding rating came at very low, although the building is by a canal.

Should this be a concern or is it safe to proceed with the transaction because H2B and mortgage lender didn't flag anything?

I like the flat, but I will probably look to upsize in 5 years time so I am concerned whether it will be difficult to sell in the future.

Any advice would be much appreciated.

ss2020jd

These things can be very variable. A lot is based on predicted long-term risk. What did your solicitor advise you? The property information form asks if the property has ever flooded so you will need to know this. You are on the second floor so not at ground level risk. 

The environment agency has a predicted flood risk search online by postcode too. 

https://flood-warning-information.service.gov.uk/long-term-flood-risk?_ga=2.226607709.1583288272.1625440580-2124645343.1624702935

My house came up as a high risk of surface water flooding but it has never flooded and presumably the buyer’s searches were in more detail and they didn’t flag anything as problematic. 

Pok3mon

As you are second floor damage to your flat is unlikely. However the freehold insurance could be high making the cost to you high and the building could be damaged thus you would have to move out. 

Personally I would not touch anything with a flood risk however some people like to gamble.

tacpot12

Pok3mon said:

As you are second floor damage to your flat is unlikely. However the freehold insurance could be high making the cost to you high and the building could be damaged thus you would have to move out. 

Personally I would not touch anything with a flood risk however some people like to gamble.

I think this is good advice. I would be prepared to buy a detached property with a high flood risk as I would be prepared to invest in flood defences, but buying a flat in a block means that you need co-operation of all the other residents so I would not buy a flat in a high risk area.  

Section62

bedake666 said:

Surprisingly, river and coastal flooding rating came at very low, although the building is by a canal.

Water levels and flow on canals is very tightly controlled to keep them navigable and not damaged by flooding.  It is very unusual for a true canal to cause flooding. Canalised rivers can be more unpredictable, but typically still have engineering measures to limit flow and water levels.

Although the flat is on the second floor, you need to think whether part of your property (e.g. storage) is at ground level or in a basement. Car parking spaces can also be (sometimes intentionally) vulnerable to flooding.

More generally, being on the second floor all but eliminates the risk of internal flooding, but can still be affected in terms of the occupants not being able to get in or out of the building, and services like water and electricity can be cut off if a pump room/electrical intake gets flooded out.

Grumpelstiltskin

There was no mention of any flood risk when I bought my house 9 years ago.

I have had a flood once since I moved in. What caused it?

The drains on the road were full of sand ( never been cleaned out to my knowledge ) and as I am at the bottom of a hill it flooded my garden and garage after a torrential downpour.

Now looking at the EA website it shows I am at high risk of surface water flooding. It wouldn't happen if the council cleaned the drains out regularly.

bedake666

Thanks all for your advice. It is a new build so I wasn't expecting all of this..I must admit I am more worried now, but I appreciate if there are more opinions on the matter. 

In answer to ss2020jd question, the solicitor report says the following, it looks like the high risk flooding could affect building insurance.

A copy of the search is enclosed, and you will see this has revealed a “Passed” Certificate. Please note we are not qualified to interpret the technical results of environmental searches. However we have enclosed a copy of the result, so that you are able to consider any aspects of this, over and above the “passed certificate” which is what concerns us, which may affect your future enjoyment of the property and decision to purchase it. 

Insurance companies use sophisticated mapping data to establish the risk of flooding to a property from a range of sources and increased risk can lead to a property being declined for buildings insurance, or higher premiums/excesses being applied. It is for this reason (amongst others) that we recommend you obtain a satisfactory quote for buildings insurance prior to exchange of contracts. Please note that insurance companies are tending towards stricter and tighter thresholds on flood risk, so it is important to be fully aware of the risk attached to the property and surrounding area to ensure you are aware of the possibility of insurance difficulty in future or on resale of the property.

arrows123

I'm currently living in a rented second floor flat. The complex is relatively new about ten years old but has flooded three times in the last 18months (never before) from a nearby river. It's generally just the car park and garages which have been purposefully built under the flats I assume in case of flooding. Two of the flat blocks communal entrances also get flooded and cut off. My landlord is currently trying to sell the flat I rent and it's been up for sale for a couple of months with quite a few viewings. Whether the flood aspect is affecting things I don't know. 

Interestingly the post code on the link posted above says medium risk for river/sea flooding, I assume its because of the fact its second floor?!

Just to add the management company are looking to try and get some grant funding to put in flood defences. They are also proposing increased service charge costs for extra work needed to rectify the issues the flooding causes. 

Irishpearce26

A lot of the flood risk factors are just that. A calculation of potentials, the house we just bought has a high risk of surface flooding. The owners who have owned the house have never had any flooding in the 20 years they owned it. The neighbours who have lived in their house since the houses were built also confirmed this. Do a little research from those living in the building to see if there has ever been any flood risk.

ss2020jd

bedake666 said:

In answer to ss2020jd question, the solicitor report says the following, it looks like the high risk flooding could affect building insurance.

A copy of the search is enclosed, and you will see this has revealed a “Passed” Certificate. Please note we are not qualified to interpret the technical results of environmental searches. However we have enclosed a copy of the result, so that you are able to consider any aspects of this, over and above the “passed certificate” which is what concerns us, which may affect your future enjoyment of the property and decision to purchase it. 

Insurance companies use sophisticated mapping data to establish the risk of flooding to a property from a range of sources and increased risk can lead to a property being declined for buildings insurance, or higher premiums/excesses being applied. It is for this reason (amongst others) that we recommend you obtain a satisfactory quote for buildings insurance prior to exchange of contracts. Please note that insurance companies are tending towards stricter and tighter thresholds on flood risk, so it is important to be fully aware of the risk attached to the property and surrounding area to ensure you are aware of the possibility of insurance difficulty in future or on resale of the property.

I would just ring and check with a few insurance companies as to what sort of premiums you would be looking at, or if there would be any issues getting cover. Presumably the sellers have insurance and others in the building must too. As @irish@Irishpearce26 says see if you can glean any info from people living there or see if they have an association/fund to cover eventualities like this.