River erosion - stay or sell

[rainaway]

I live next to a stream which is very low in summer but becomes a torrent in winter. There is severe erosion to the banks which has taken a chunk of my garden and the stream is getting closer to the house (still far enough away to be insurable at the moment).

I’ve had 4 quotes to put in flood defences and they range from £60-£100k. I don’t have this kind of money, would need to add it to the mortgage (if a lender would even be willing). The alternative is to sell up and let a new owner take it on - the house could be extended and it’s on a very large plot so desirable in that sense.

I’m worried that it won’t sell due to the erosion and flood risk. Or that it will sell but at a low price, and I need the money to buy something else.

What would you do? Stay and invest money (which I’d need to borrow) or try to sell? Would you sort out the flood defence in order to sell and get a better price or not bother? Other ideas? I’m frozen by indecision.

I can’t see how flood defenses would increase the price, because people don’t expect to need them.
However I can see how not having them would knock the price down once a surveyor sees the issue.
Personally speaking, I’d try and sell it now and see what happens.
100k sounds like a lot of money. How long is the frontage?

Can't you find a local person who does stone work to put some cages of stones in at the bends where the flow picks up the most power, I know someone who has done this and it cost about 2/3 thousand for a few sections.

@C4tastrophe it's about 20 long. I was shocked at the quotes! And agree about it not adding value but most likely decreasing value if not done.

@primoseyellow going to ask around for a local contractor. The quotes were from companies who specialise in this area as it requires an application to the Environment Agency.

I might see if I can find the application form for the EA and see if it's something I could complete without much knowledge and then look at local quarry and contractor. I've been burying my head for too long about it.

My friend has a similar situation. She's installed cages full of rocks which are working well. Cost her about £4k.

@OldTinHat that's reassuring. Do you know how she did it - as in did she just get someone local to install?

Is it your dream home?

She just got her general builder to install them about 3yrs ago now actually, thinking about it. Very straightforward. She's had absolutely no problems since whereas there was erosion happening over the winter, eating into her garden and flooding previously.

Hope that makes sense!

The rock cages is a great solution. I was going to say drive in the heavy steel corrugated sheets or vertical railway sleepers, then backfill with aggregate.

The rock cages used to help stop flooding are called gabions.

They actually sell gabion baskets on Amazon!

Take a look at Google for using gabions to help with flooding.

Oh brilliant, thank you all. That makes so much sense, almost feel like the quotes I've got have made it into such a big deal that I'm panicking but now off to look at Amazon!!

@KievLoverTwo it was. Then my husband and I split up and tbh we neglected the property when our relationship was breaking down so it does need some work (other than the erosion issue).

Another vote for gabions! They work a treat.

Whay are these "flood defences" that are going to cost 100k?

And why are you getting the environment agency involved?

You're making this way more complicated than it needs to be.

Is it 20m or 20ft?

Just hire a local bodging and fixit to dump some rock cages on the eroded bit during the summer (presumably it's not flooded now).

@rainaway Yoy need to read “Living on the Edge” which is a publication by the Environment agency describing responsibilities and rights of landowners adjacent to water courses. You have the right to protect your property but this action might need approval. Rather than taking advice on mn, it’s really better to read the definitive advice. Plus, if you need approval, and you don’t have it, expect issues when you sell. It’s sort of building regs for river banks. I cannot say if you need approval, but you might. It should not cost what you have been quoted though.

@onefinemess and @TizerorFizz it does need EA approval. I've looked into it and read their website and various publications hence why I don't think I can just get anyone to whack in some cages and fill with stone. There's a lot of wildlife and the watercourse enters a major river not very far away so I am very aware of the impact. I've also researched people who haven't sought approval and been fined.

My original post was not just about how to tackle the erosion but whether to sell or stay so I was looking for MN thoughts on this issue too.

If it still your dream home, fight for it. If being there has soured since your divorce, try to sell.

I used to find the idea of being near or on a river romantic. Global warming is knocking that illusion right out of me :(

I'd get some kind of local specialist surveyor round to give you some options.

They could value the house as it would be both before and after work was done and give an idea of costs to remedy the erosion problem.

If you have all the numbers you can make an informed decision.

Choose a local person as they will have a better idea of the value of the house.

I have a feeling that, even after work, the value will be somewhat lower than the same house without erosion issues.

Imagine if it was subsidence. Even when remedied it might put people off buying.

@rainaway I would use an environmental engineer. Quite a few consulting civil engineers have them now. Surveyor won’t have the engineering expertise. Plus they will liaise with the EA for you and design a scheme. Plonking gabions down isn’t good enough and your research is right. So ignore poor advice. You need an engineer who is familiar with EA requirements.

On your original question: I don’t see how anyone can truly answer how you feel about your house. Some thoughts though: do you love living there? If the remedial work didn’t cost too much, (say £20,000) would you stay? Would a potential buyer be put off? (I think they would!) Would you be prepared to offer the house at a worthwhile discount due to the work needed and the hassle? You could try and sell and see what happens but a buyer might not want the difficulties involved. I tend to think it’s better to solve the problem first, then sell if you want to.

@C4tastrophe yes that's a good idea, ive seen this work really well.

Thanks for the replies, all helpful and thought provoking.

@TizerorFizz and @Mosaic123 thanks for the professional names of people - I've been struggling to understand / articulate who would have the knowledge to come and look at the issue and provide a solid informed view. Much appreciated.

@KievLoverTwo agree! It's glorious in summer, water tinkling past. Then from October onwards the romanticised view sharply disappears when we have constant rain (I live in a very wet area) and every day I fear the riverbank collapsing and waving my house goodbye as it floats away 😧

@rainaway You might find local consulting engineers (look for environment on their web sites) do know about bank erosion. You won’t be the first with this issue.

Nobody is going to touch that house, you won't be able to give it away.

@onefinemess Its insured and the bank can be vastly improved. I would do it but it’s not my decision.