How to Check Flood Risk Before Buying a House
Flood risk is worth understanding before you commit to a property. Learn how to carry out an initial flood risk check, what different types of flooding can mean and when further investigation may be needed.
How do you check the flood risk of a house before buying?
If the property is in England, you can use the government’s official long-term flood risk service to check an area’s risk from different sources of flooding.
An online flood risk check is a useful starting point, but it should not be your only check when buying a property. If you decide to proceed, your conveyancer can advise on appropriate environmental searches, and you may also want to consider insurance availability and seek specialist advice where a potential risk is identified.
You don’t need to be beside a river to ask the question.
When many people think about flooding, they picture a house beside a river or on the coast. But flood risk can come from different sources, and the potential risk to a property may not always be obvious during a viewing.
Understanding flood risk early can help you identify whether you need to investigate further before proceeding with a purchase.
Rivers and the sea
Properties in some areas may face a risk of flooding from rivers or coastal sources.
Surface water
Heavy rainfall can create flooding when water cannot drain away quickly enough, including in areas away from rivers.
Groundwater
In some locations, groundwater levels can rise and contribute to flooding.
Other sources
Different locations can face different types of flood risk, which is why it is useful to understand the specific property and area you are researching.
How to investigate flood risk before buying a property
Start with publicly available information, then decide whether anything you find warrants further investigation.
Check the official long-term flood risk information
For properties in England, start with the government’s official long-term flood risk service.
Enter the relevant location details and review the available information for the area you are researching.
Pay attention to the source of any identified risk rather than looking only for a single overall answer.
Understand what type of flood risk is being shown
Different types of flooding have different causes. Understanding the source of a potential risk can help you decide what questions to ask next.
- Is the identified risk associated with rivers or the sea?
- Is surface water flooding a potential concern?
- Is there information relating to groundwater?
- Does the information suggest further investigation is appropriate?
Ask about the property’s flooding history
If you are seriously considering the property, consider asking the estate agent or seller whether they are aware of any previous flooding affecting the property.
Do not rely solely on a verbal answer when making your final decision. Your conveyancer should advise on the formal enquiries and searches appropriate to your purchase.
Consider insurance before you commit
If flood risk is a potential concern, it can be sensible to investigate buildings insurance at an appropriate stage rather than assuming suitable cover will be available on the terms you expect.
If you are buying with a mortgage, buildings insurance may also form part of your lender’s requirements.
Insurance eligibility, cover and pricing depend on individual circumstances, so check directly with insurers or seek appropriate professional advice.
Review the appropriate searches with your conveyancer
Your own online research is only an initial check.
If you proceed with the purchase, your conveyancer or solicitor can advise you on the appropriate searches for the property. These may include environmental information relevant to flood risk.
If a significant concern is identified, further specialist investigation may be appropriate before you commit to the purchase.
Check the official long-term flood risk information
If the property is in England, use the government’s official service to check the long-term flood risk for an area.
Check long-term flood risk on GOV.UK →Finding a flood risk doesn’t automatically tell you whether to buy.
Flood information is one factor in a much wider property decision. The existence of an identified risk does not, by itself, tell you whether a particular property is right or wrong for you.
Instead, treat it as information that may lead to further questions. You might want to understand the source and level of the risk, any available information about the property’s history, whether appropriate insurance is available and what additional searches or professional advice may be required.
The key is to understand the information before you make a significant financial commitment rather than discovering an important issue later in the buying process.
An online flood check is a starting point, not a guarantee.
Publicly available flood risk information can help you carry out useful early research, but it should not be treated as a guarantee that a property will or will not flood.
It also does not replace formal conveyancing searches, enquiries, surveys, insurance checks or specialist professional advice where appropriate.
If flood risk could materially affect your decision, investigate it properly before committing to the purchase.
Flood information services differ across the UK.
The GOV.UK long-term flood risk service linked in this guide applies to properties in England.
If you are researching a property elsewhere in the UK, use the relevant national flood information service:
- Wales: Natural Resources Wales provides flood risk information and maps.
- Scotland: SEPA provides flood maps and flood risk information.
- Northern Ireland: Flood Maps NI provides official flood hazard and risk information.
Always make sure you are using the official service relevant to the nation in which the property is located.
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Questions about flood risk and buying a house
How can I check if a house is at risk of flooding?
If the property is in England, you can use the government’s official long-term flood risk service as a starting point. Different official services apply in Wales, Scotland and Northern Ireland. If you proceed with a purchase, your conveyancer can advise on appropriate searches and further investigation.
Should I check flood risk before making an offer?
You can carry out an initial flood risk check before making an offer. Doing so may help you identify potential concerns earlier and decide whether you want to ask further questions before proceeding. Formal searches and professional checks remain important during the purchase.
Can a house flood if it is not near a river?
Potential flood risk is not limited to properties beside rivers or the sea. Surface water and groundwater are among the other sources that may be relevant in some locations. Check the official information available for the specific area you are researching.
Does flood risk affect whether I can get home insurance?
Flood risk can be relevant to buildings insurance, but availability, cover and pricing depend on the property, insurer and individual circumstances. If you identify a potential flood risk, consider investigating insurance rather than assuming that suitable cover will be available on the terms you expect.
Does an online flood risk check replace an environmental search?
No. An online flood risk check is useful for early property research but does not replace formal conveyancing searches or professional advice. Your conveyancer should advise you on the searches appropriate to your particular purchase.
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