buying a house in significant flood risk area

[kitsmummy]

We're buying a house which appears to be in a siginificant flood risk area (according to the environmental reports). It's on the Somerset levels. Is there any way of finding out if the property has actually flooded before (the vendors say it hasn't, but obviously they would say that!) My DH is now getting quite worried about buying it, because of the flood risk (1 in 75 chance), and also because of global warming meaning it becomes more likely to flood in the future. Any thoughts?

Speak to your insurers - they would presumably know straightaway whether you were considered a high risk area.

Definitely agree with ajandjjmum. You may find it hard to get insurance to cover you for flooding without paying a massive premium.

Gut reaction is to give it a wide berth tbh. Not worth the worry or the heartache. Definitely investigate further though.

Contact the environment agency. They will be able to provide you with a summary of the risk and if they have records of it being flooded. We did it for our house before we bought it.

We have been looking at a house that has a significant level of flood risk - from a stream at the bottom of the garden. The estate agent spoke to the vendor and found out who he was insured with and that there had been no claims. The problem is that like you said you don't know what the future might bring and whether the risk would increase. In our case I found out that there was some work planned a few miles away on the river which could have an adverse impact on this stream.
Have you had a survey done?

Have you looked at the Environment Agency maps? I would also talk to them, to see what flood prevention measures are in place, and if anything is likely to change.

And if you go ahead, are you likely to be fretting every time it starts raining?

We've put an offer in on a house near a river. The river's at the bottom of the garden.
Initially I was worried about the risk of flooding, but I checked out the flood data on the Environment Agency website and was reassured. The area has never flooded in over 100 years, and the Environment Agency built a new flood defence wall along the bank of the river several years ago, which should minimise the risk of flooding further.
The current owner has never had a problem getting buildings insurance, nor have the neighbours.
Apparently if an insurer insures the property, they are obliged to allow the new owner to take over the policy when the house is sold.

I'd give the EA a ring and ask about your flood risk, and whether any flood defence projects are planned. Hopefuolly this will put your mind at ease.

You can also get protective devices to fit across the doors of your property to prevent/restrict water ingress if a flood occurs. Try Googling 'Floodwall' for more info. There are also things like airbrick covers which will stop flood water coming into your home via the airbricks. I imagine having things like this fitted would also reduce your building insurance premiums.

I'm from the Somerset Levels. The fields flood, some streets in some villages are very prone to it but I don't remember anyone's house ever being flooded. Don't make me responsible for this though!

Why don't you ask around the village?

Wow, what a great response! I've spoken to the Environmental Agency today and they were very very helpful. The Bridgwater office is going to email me to let me know if that area has actually flooded in the past and any other relevant info. I'm feeling a lot more confident about it all now. Like you say, there are many people living happily there, so hopefully we'll be the same. Thanks everyone (and particular thanks to BikeRunSki)

Early in my house-hunting saga I looked at a house that I knew had flooded twice in the last 10 years.

Did the particulars mention this key fact? No

Did the Agent who took us round mention it during the tour? No

When directly asked at the end of the tour did the Agent admit the problem? Yes

Glad to be of help Kitsmummy. See, I work part time now, but can still turn my brain on on my days off, despite other demands from Zingzillas and Bon the Builder!

Glad too that my SWestern collegues were very very helpful.