Everybody says it won't flood but...

LE_Bore

Ksw3 said:

I think it depends on the house as well.  It had very tiny drains so I don't know if you could improve drainage or create a diversion. 

Thanks for this. I guess we won't know how the drainage is until after we have bought it, if we do. There is hard landscaping all around the house -- very tidy but no necessarily the best idea. 

LE_Bore

TheJP said:

My house is high risk of surface flooding, i have no water around me. Its mainly because i live at the end of a cul-de-sac and there isn't any surface drains outside my driveway. Its terminology and over egging risk in reports. Honestly don't think you have anything to worry about.

Thank you. This is at the end of a cul de sac too; plenty of garden at the back where the maps claim water may flow, but the house itself and the front garden is all hard surfaces. 

LE_Bore

silvercar said:

Just looked on the link and my home is in a high risk area for surface flooding. We have a culvert at the bottom of the garden that a decade  ago would be a stream in Winter, in recent years it’s been dry. 

t's curious, isn't it? Shows how unpredictable water can be 

ciderboy2009

Surface water flooding prediction is quite often based on guesswork.  At best it is a very imprecise science.

Apparently my house shows as a high risk - not sure why as my front door is about 3 feet higher than the road and a neighbour who has been here since 1938 is not aware of it ever having flooded.

ss2020jd

Whilst helpful, It can be hard to pinpoint the specific property’s risk using that link.

If you decide to buy the property your solicitor should order (or you can request) a flood report and this will be done by a specialist company and will be specific to your property. Ours had a location plan showing our property and the specific potential risk location in relation to it so it was very clear. 

Attached is a screenshot of the risk ratings:



Ours was ‘Passed Moderate’ and stated:

Although the property is in an area that is at some risk of flooding, considering the frequency and/or severity of the risk, we are able to issue a ‘Passed’. However, it would be prudent for the home buyer to consider the recommendations detailed on page 1 and visit the online viewer to explore the risks further.

Landmark consider the individual flood risk to be moderate. This is either because of a potential flood that is likely to occur with moderate frequency, or because the predicted depth of potential flooding at the property is likely to be shallow and insufficient to cause a significant issue. It is recommended that you check the Overall Flood Risk result and refer to the Professional Opinion and Recommendations for guidance and next steps.

It is done as part of the searches of the property so you can get a better idea in the early stages of purchase. There are charges involved so you could lose those if you decide not to proceed on the basis of that but it is definitely worth doing. 

LE_Bore

ss2020jd said:

Whilst helpful, It can be hard to pinpoint the specific property’s risk using that link.

If you decide to buy the property your solicitor should order (or you can request) a flood report and this will be done by a specialist company and will be specific to your property. Ours had a location plan showing our property and the specific potential risk location in relation to it so it was very clear. 

Attached is a screenshot of the risk ratings:

Ours was ‘Passed Moderate’ and stated:

Although the property is in an area that is at some risk of flooding, considering the frequency and/or severity of the risk, we are able to issue a ‘Passed’. However, it would be prudent for the home buyer to consider the recommendations detailed on page 1 and visit the online viewer to explore the risks further.

Landmark consider the individual flood risk to be moderate. This is either because of a potential flood that is likely to occur with moderate frequency, or because the predicted depth of potential flooding at the property is likely to be shallow and insufficient to cause a significant issue. It is recommended that you check the Overall Flood Risk result and refer to the Professional Opinion and Recommendations for guidance and next steps.

It is done as part of the searches of the property so you can get a better idea in the early stages of purchase. There are charges involved so you could lose those if you decide not to proceed on the basis of that but it is definitely worth doing. 

Thank you for this, it's really helptul, 

EndlessStruggle

My house is about 10m from a small river but elevated.

I'm medium risk and it has never flooded here according to the neighbours who have lived here since the houses were built in the 60s.

In fact because the risk and that surface water on the roads run through the drains into the river we are one of the few roads that get the drains flushed and cleared regularly.

LE_Bore

EndlessStruggle said:

In fact because the risk and that surface water on the roads run through the drains into the river we are one of the few roads that get the drains flushed and cleared regularly.

I can't remember the last time the drains were cleaned by the local authority in our road so it seems that for you, there may be some advantage to being at "risk" though there isn't apparently any! It's funny how these things work out. 

EndlessStruggle

immac said:

EndlessStruggle said:

In fact because the risk and that surface water on the roads run through the drains into the river we are one of the few roads that get the drains flushed and cleared regularly.

I can't remember the last time the drains were cleaned by the local authority in our road so it seems that for you, there may be some advantage to being at "risk" though there isn't apparently any! It's funny how these things work out. 

Oh definitely, I actually feel a bit bad when some of the other roads in the town flood regularly that aren't even near rivers as they are clearly the ones that need the drains doing!