What are Flood Risk Searches or Reports and why are they important?

Just because the property hasn’t flooded in the last ten years and it’s on a hill, doesn’t mean it will be fine for the next ten years. 

Are they mandatory?

No, but considering the increasingly dramatic weather conditions in this country and the fact that the Environment Agency estimates that one in six properties in England and Wales are at risk from flooding, it’s advisable to order one of these searches to find out whether your dream home is at risk.

The estimate above, made in 2009, is nearly twice previous estimates because, for the first-time surface water flooding was included. The Met Office said, “Severe flooding is likely to be a phenomenon we will have to learn to live with”.

Your environmental search (see previous article) will show whether the property is situated on a flood plain, but a Flood Risk Report will give details about the likelihood, the depth and the specific type of flooding.

A home does not need to be close to a river or the sea or on low lying ground to be exposed to flood risk. Surface water, groundwater and overflowing sewers are common causes of flooding. And just because an area hasn’t flooded before, it doesn’t mean it won’t. For example, in 2014 areas around the Thames flooded some which hadn’t flooded for 50 years or since records began.

An online search at https://www.gov.uk/check-flood-risk can give some indication of risk but Flood Risk Report will show if a property is an area which is at risk, and the likely cause of any flooding, such as a river, the sea or a reservoir.

Most importantly, a Flood Risk Report will alert you to the risks of not being able to secure insurance from flooding.

It is estimated, around 200,000 householders could find it difficult if not impossible to secure flood protection.

Flood risk search
Flood risk search

When are they ordered?

As with any searches, they should be ordered as soon as you appoint your conveyancing solicitor. As a minimum you should order Land Registry and Local Searches, Water and Drainage Searches, and an Environmental Search. Other searches, depending on where the property is in the country include Radon Gas, Mining or China Clay searches.

One of the first things your conveyancer will do is ask you for money ‘on account’ in order to pay for these searches.

What do they tell you?

Depending on the product ordered, a flood risk search or report, will advise on:

  • Risk of flooding from rivers and/or the sea
  • Risk of flooding from surface and/or ground water
  • Insurance rating
  • Flood defences

River and sea flooding

The type of flooding that everyone is most aware of and could be argued to be the most obvious. These reports will usually include maps showing the local area and even the depth of predicted flooding.

Surface and ground water flooding

Surface water is where it doesn’t drain away fast enough, while ground water flooding happens when the ‘water table’ rises above the ground.

People usually only think of flooding in terms of river or sea as above. But the more we pave over gardens, the more we increase the inability for rain to drain away. Also, many of our drains date back to the Victorian times and are badly maintained or simply can’t cope with the increase in surface water causing localised flooding.

There’s also a common misconception that a first, second or third floor flat wouldn’t flood and therefore won’t be affected. But think about this: how would you get to your flat if the land around it was flooded… by boat?! And the damage done to the base of the building will seriously impact the structure and the ability to get insurance.

Flood defences

In order to keep down the cost of damage to properties, local economies and people’s livelihoods, millions have been poured into flood defences across the UK. Details of such defences will usually be included in a Flood Risk Report, depending on the product ordered.

Insurance rating

If a property you may have set your heart on is at risk and uninsurable, this means you may be in danger of overpaying for the property and could mean it is impossible to sell on, especially if mortgage companies will not risk their money on the purchase.

Are there different types?

Yes, depending on the supplier your solicitor uses. There are three main ones:

  1. Landmark Flood Report
  2. Groundsure Flood Report
  3. Future Climate Info Flood Report

Landmark’s Flood Report

This report includes:

  • Expert risk assessment from Argyll Environmental
  • Insurability statement
  • Data on river, coastal, groundwater and surface water flooding
  • An insurance statement stating whether there may be issues getting insurance
  • Next steps recommendations
  • Environment Agency data detailing whether the property is within 250m of areas affected by flooding, or flood defences
  • National Flood Risk Assessment
  • British Geological Survey Groundwater Susceptibility Data
  • Risk model
     

Groundsure’s Flood Report

This report includes: 

  • Surface water (pluvial), fluvial and tidal flood risk data
  • Groundwater flood susceptibility
  • Flood defence details and insurability data
  • £10M Professional Indemnity Cover

Future Climate Info’s Flood Report

This report includes:

  • Analysis of impact key flood risks including from rivers and the sea, ground water, and surface water.
  • Flood insurance guidance.
  • Professional opinion on the impact on property value (if any).

What do they cost?

Costs vary depending on the type of search ordered but should be between £20-£25 plus VAT. These costs can increase if you want to search on an area larger than 0.25 hectares.

How long do they last?

When acting on a conveyance, your solicitor has to follow The UK Finance Mortgage Lender’s Handbook, it says that searches must be no more than 6 months old on completion.

If you are thinking of buying or selling your home, you may find some of these services useful: