Buying a House in a Flood Zone Explained

Found your dream home but it’s in a flood area? We look at what you need to consider before buying a house in a flood zone.

Rebecca Gamble Consumer Journalist

How many houses are in flood zones?

The Environment Agency estimates that one in six properties in England and Wales are at risk from flooding. While analysis by Aviva in January 2024 found 8% of new homes built in England in the last 10 years are in a flood zone – the equivalent of almost 110,000 homes. This, coupled with warnings the UK’s climate is becoming warmer and wetter, mean an increasing number of us may be considering buying a house in a flood zone in years to come.

What does ‘flood risk’ mean?

Areas at risk of flooding are those at risk of flooding from any source, now or in the future. These sources include rivers, the sea, rising groundwater, overwhelmed sewers and drainage systems, reservoirs, canals and lakes and other artificial sources.

How do I know if the house I’m buying has flooded?

Under the Consumer Protection from Unfair Trading Regulations 2008 (CPRs), it is an offence to omit material information in property listings. So if the estate agent knows the property has issues with flooding, this should be included.

However, there are other ways you should be provided with this information. If a property has flooded, this should be stated in the TA6 property information form given to the buyer from the seller.

Also, property searches by your conveyancer may show the risk of flooding. Once your offer on a house is accepted, your conveyancer will apply for property searches. The Environmental Search will indicate whether the area is at risk of surface water flooding, groundwater flooding or river/coastal flooding.

The search will also indicate whether there have been any floods in the past and if there are any flood defences in place. The Environmental Search offers an insight into the potential flooding of the area and if the property is at risk of flooding. It’s recommended that a full flood report is done on the house. If you haven’t instructed your conveyancer, read our guide How to choose a conveyancer. With our free tool, you can get instant quotes from regulated and reviewed conveyancers that cover your area.

How do I know if I’m buying a house in a flood zone?

There are a number of other ways to find out if you’re buying a house in a flood zone:

• Check the flood risk by postcode: The quickest and easiest way to find out if the property you want to buy could flood is to check a flood risk map by using the government’s flood risk website. Areas are graded for flood risk, from ‘high’ to ‘very low’.
• Do further research: If you’re considering buying in an area it’s worth speaking to local residents to see if they’ve had any problems with flooding. But while this may be useful, especially if they mention issues with flooding, don’t just take their word for it.

Getting a flood risk report when buying a house

A flood risk report is an assessment of how likely it is that the house you want to buy will flood at some point in the future, based on floods from the past.

It will include information such as:

• Overall flood risk (Pass, Pass with Considerations or Further Action)
• River and sea flood risk
• Surface water flood risk
• Groundwater flooding
• JBA Floodability Rating – a colour-rating scale, from no colour (low likelihood) to black (very high likelihood.
• Historic flooding

What type of flood risk report do I need?

There are two types of flood risk report you can get:

1. FCI Flood Risk Report. This report is based on historical data from the Environment Agency and the Natural Resources Wales agency, not a physical inspection. These are typically used if there are no flooding issues flagged in your environmental searches.
2. FCI Flood Risk Appraisal Report. This is a physical inspection of the property. This report is typically chosen if you have an environmental searches or flood report that is flagging Further Action required. It will include detailed analysis of the flood risk.

Use our free tool to find qualified local surveyors to carry out a flood risk assessment for you.

Home insurance: Is flooding covered?

Flooding is a standard feature of home insurance cover. But if you’re considering buying a house in a flood zone, it’s important to read the small-print including:

• Exclusions: If the property has previously flooded or it’s in a high-risk flood area, some home insurers may exclude flood cover or set a high excess. Also, certain parts of the property like outbuildings may be excluded or you may need to pay an extra fee for cover.
• What about groundwater? Only a small proportion of home insurance policies cover groundwater flooding. So check this if relevant too.

If you’re buying a house in a flood zone, it’s important to shop around to find the best deal on home insurance.

Can I get insurance if I’m buying a house in a flood zone?

Many people living in properties in high flood-risk areas or that have previously flooded have had difficulty getting home insurance in the past. However, this has been eased for many households after the introduction of the government-backed Flood Re scheme which has existed since 2016 to help insurers cover people living in flood-prone areas.

Flood Re scheme explained

All insurers pay into the Flood Re scheme via an industry levy. If an insurer deems that a customer is particularly high risk, it can ‘cede’ that customer’s flood cover to Flood Re. This means Flood Re will pay out if that customer later makes a flood claim.

However, not everyone can benefit from this scheme. Those excluded from the scheme include homes built after 1 January 2009, commercial properties, buy to let properties and blocks of more than three residential flats.

If you’re not eligible for the Flood Re scheme and you live in a high-risk flood area, premiums can be significantly higher and you may also have fewer insurers to choose from. So it’s important to compare quotes from home insurance providers.

What do the different flood zone categories mean?

If you’re buying a house in a flood zone, you should know that the Environment Agency’s flood zone categories are:

• Flood Zone 1: Deemed to have a low probability of flooding (less than 1 in 1,000 annual probability of river or sea flooding)
• Flood Zone 2: Deemed to have a medium probability of flooding (between a 1 in 100 and 1 in 1,000 annual probability of river flooding; or between a 1 in 200 and 1 in 1,000 annual probability of sea flooding.)
• Flood Zone 3a: Deemed to have a high probability of flooding
• Flood Zone 3b: These areas are known as The Functional Floodplain. The Environment Agency says this zone comprises land where water has to flow or be stored in times of flood.

Can I get a mortgage if I’m buying a house in a flood zone?

If you’re buying a house in a flood zone, whether or not you’ll have difficulty getting a mortgage will depend on how high the risk of flooding is and also the lender. In April 2024, Nationwide’s head of property risk Rob Stevens said the lender uses mapping technology to identify which homes are vulnerable to flooding, and it would decline to grant a mortgage to buy a property it deemed to be at high risk. He said this affects a ‘very limited number’ of homes.

So if you’re buying a house in a flood zone, it’s advisable to speak to a fee-free mortgage broker first. They’ll know each lender’s lending criteria so can match you to one that’s most likely to accept your application. Plus, they’ll find you the best mortgage rates too.

Buying a house in a flood zone? Speak to fee-free mortgage brokers L&C – they’ll give you specialist mortgage advice and find you the best mortgage deal too.

Should you avoid buying a house in a flood zone?

The impact of your home flooding cannot be understated. Your home could be flooded not just with river water but sewerage too. You may need to relocate while your house dries out and your furniture, personal belongings and flooring may be ruined beyond repair. So firstly, if you’re thinking about buying a house in a flood zone you need to find how high the flood risk is. And then you need to weigh up whether it is worth buying a house in a flood zone:

• How high is your risk appetite? If you can buy your dream house for a great price because it has been discounted as a result of being in a high-risk flood zone, you may decide it’s worth the risk.
• What about selling? You should also consider how the flood-risk may affect future buyers. If you’re happy to buy because the property is in a high risk flood area but hasn’t actually flooded yet, what if that happens? You may find that it is much more difficult to sell.
• Consider mortgage options: Some lenders already don’t lend on properties in high-risk flood areas and no one knows what lenders will decide in the future. In fact, a former Barclays chief executive has warned that “further consideration would need to be given” regarding the suitability of granting mortgages on high-risk properties in future years, particularly once the official Flood Re subsidised cover scheme is ends, which as it stands is in 2039. HSBC has said it was “critical” that Flood Re was extended.
• How good are local flood defences: If a property has flooded in the past but flood defences have since been installed or improved, you may feel you’re happy buying a house in a flood zone.

Concerned about flood risk of the property you are buying? Find the right conveyancing solicitor to carry out the correct property searches for you.

Is selling a house after a flood more difficult?

Yes, selling a house after a flood is almost certainly going to be more difficult. You’re likely to find many buyers are put off and those who are considering buying may be looking for a hefty discount.

Do sellers have to disclose flooding in the UK?

Yes, sellers need to disclose if a property has flooded previously. When you sell a house you’ll need to fill in a TA6 property information form, part of this asks about any flooding issues. If you’ve been flooded you should state which type of flooding affected the property. If you’re selling, you should also say if a flood risk report has been prepared for the property and supply a copy if so.

How expensive is damage caused by a flood?

According to the Association of British Insurers (ABI), the average flood insurance claim is around £30,000. See our guide for more advice on what type of home insurance cover you need.

How can I flood-proof my home?

Whether you’ve decided on buying a house in a flood zone or already live in one, while it’s impossible to completely flood-proof your home, there are lots of things you can do to reduce flood damage if a storm is on its way, including.

• Stocking up on sandbags. Your local council should have a stockpile. Or you can get your own from some DIY or building supplies shops. Or look for non-sand alternatives on the National Flood Forum Blue Pages Directory. But beware, if your problem is with groundwater flooding, sandbags won’t help (see below for suggestions).
• Varnish wooden skirting boards. This isn’t as fail safe as fitting water resistant plastic skirting boards but varnishing your existing wooden ones is a quick and cheap alternative.
• Air brick covers. You can buy  covers that fit over air bricks to stop flood water entering. They are relatively cheap at £50-300 but make sure you remove them once the flooding has passed, to allow the bricks to dry out again. (For water-resistant air bricks, see below.)
• Fit non-return valves on drains and pipes. This helps prevent sewage from flowing back through pipes from toilets and sinks. And it is relatively inexpensive at £50-£500.
• Shelving. Mount high shelves for storing valuable items if you don’t have the option of moving them away from the ground floor.
• Raise your household appliances Similarly, to protect the mechanics of household appliances you can either move them off the ground floor or raise them on plinths where they stand. You can also raise televisions and sound systems to the wall above flood level.
• Protect valuables with sealable bags If large items such as electrical goods and sofas are too hard to move to a higher floor, buy large sealable bags.

Find more tips in our guide on How to flood-proof your home.

Frequently asked questions

This information is intended for editorial purposes only and not intended as a recommendation or financial advice.