Flood Risk Reports explained, by SAM Conveyancing. Fire-fighters in waders guide civilians through flooded residential streets on an inflatable dingy.
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What is a Flood Risk Report

4 min read
A Flood Risk Report is an assessment of how likely it is that the property you're intending to purchase will suffer from flooding at some point in the future, based on floods from the past.

It is estimated that as much as 10% of residential properties are not insurable at standard rates (JBA).

A lack of affordable flood insurance can impact on a property’s future valuation, mortgage application and saleability.

The Flood Risk Report isn't based on a physical inspection but on historical data from the Environment Agency and the Natural Resources Wales agency which report providers use.

Mortgage Lenders do not normally require you to book a flood risk report - it is not among their stipulated property searches - but you will need to inform your Building Insurers if the property has flooded or is in a high risk flood area.

If you fail to inform your building insurer and your home is flooded, you may be at risk from not being insured for losses due to flooding.

Watch our short video on what conveyancing searches you need when buying a home

What's in a Flood Risk Report?

Flood Risk Assessment

Flood Risk Assessment Report
  • This is either 'Passed' or 'Failed'. This is the main point of the report!
  • The report then gives an overall flood risk rating for the property. There are four - negligible, low, moderate and high.

    Depending on which of these ratings is given, there may be further explanation and, in particular, what type of flooding risk is most likely, for example, a risk of groundwater flooding. It directs the reader to the appropriate section which explains this further.
  • A graphic representation of these different types of flood risk, relating to the property, is then presented.
    Insurance Assessment. This gives a Yes or No opinion on whether you should be able to get buildings insurance for the property at standard terms
  • It is followed by recommendations which, according to the data, may suggest making further clarification of potential flood risk factors and practical steps to reduce consequences of any flood event.

    It may, for example, suggest you/your conveyancing solicitor ask the vendor whether they are aware of any previous flooding at the property.
  • It also gives advice on whether you should obtain insurance terms before you exchange contracts.

Summary of Findings

The assessment is broken down further in this section, and lists data about estimated chances of flooding during different time spans (the largest is 1/1000 years!).

There are four main flooding causes considered:
  • River
  • Coastal
  • Surface Water
  • Ground Water
Other factors examined are existence of floodplains, flood defences and and historic data.

Flood Resistance and Resilience Measures

This section gives information about protective measures you can take to stop flood water entering a property and lists a number of items, with costs, which could be used for this purpose. It also gives additional general advice.

Property location

This section gives a satellite photograph with your property at the centre, with a 25 metre radius circle - within which the maximum risks are considered - along with a 250 metre radius circle, which maps out the furthest extent that the report covers. It reassures you that the report is based, correctly, on the property you are interested in.

Detailed breakdown of flood risk report findings and specific advice

The sections which follow give more detailed data on the headline opinions given in the report, with detailed definitions of the different types of flooding risks.

They give specific advice about what to do if your property is regarded as being at risk from specific types of flooding and also expand upon the insurance advice.

These are followed by smaller sections on limitations of the report and a list of contacts which includes the Environment Agency and the Flood Protection Association.

Flood Risk Report Cost

Flood Risk Reports cost £60 and normally take 24 hours to be emailed through to you.

Make sure your home is protected - Order your Flood Risk Report for £60 by calling 0333 344 3234

Frequently Asked Questions

You can find out if your area is at risk of flood by entering your postcode into this tool.

This tool cannot tell you how likely it is that an individual property will flood or about flood risk from sources such as blocked drains and burst pipes.
SAM Conveyancing can handle your flood risk report - call 0333 344 3234 now.
Ask your Seller or your Estate Agent. The Seller is obligated to tell you about any previous flooding that they are aware of on the property.

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