With winter approaching, floods are again looming across the UK. But what does it mean for your property if you live in a flood-risk-prone area?
More rain is set to lash the UK this week after the Met Office issued a weather warning with a flood threat. One in six properties in England will be affected by flood risk by 2050, according to a study by the Bayes Business School – and this can have a serious effect on house prices.
Insurer Allianz paid home insurance claims totalling more than £20m for UK flooding in 2023 alone, with the average cost of a claim costing £33,000. But beyond the immediate disruption, flooding poses a huge hidden cost for homeowners by slashing property values and complicating the property selling process.
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Jack Malnick, managing director at cash house buyer Sell House Fast, said: “There are certain rules to follow on what you need to declare, how flood risk affects value, and ways to make a flood-prone property more appealing.”
What you need to declare if your home is prone to flooding
When selling a home in the UK, you must disclose any history of flooding in the TA6 Property Information Form. This form includes:
- Whether the property has ever flooded. This could have been caused by river, coastal, surface water, or groundwater flooding.
- How often flooding has occurred previously, and the extent of damage.
- Any resilience measures the property has in place, such as pumps, barriers, or raised electrics.
“Even if flooding of the property occurred before your ownership, you must declare it if you’re aware of it,” said Malnick.
“Failure to do so could lead to legal action for misrepresentation. While disclosure may feel like a drawback, buyers often respond more positively when you’re transparent,” he added.
How flood risk affects property value
Flood risk has a direct impact on sale prices, with those looking to buy a house seeking varying discounts based on the severity, according to analysis by Bayes Business School. It found immediately after flooding prices can fall between 21% and 25%.
Any flood risk faced by a property means a seller should expect to have to put an average discount of 8% on it compared with similar homes. If it has a high risk of flooding this rises to around a 14% discount. For a very high risk the sale price could be as much as 31% lower than properties not at risk.
How long these discounts last on a flood-prone property vary depending on the value of the home. Higher-value homes often recover within one to two years. Lower-value homes may face discounts for six to seven years, Malnick said.
In addition, estimates by Sell House Fast suggest financial losses of £10,000 to £30,000 per property in medium-to-high-risk zones.
How to make a flood-prone home more appealing to buyers
Even if your home is at risk, there are ways to reassure buyers and reduce the likely discount, said Malnick.
“Be transparent, disclose risks to prospective buyers upfront. Show insurance availability and quotes for the property. Some buyers assume flood-risk homes are difficult to insure or even uninsurable,” he said.
Homeowners with flood prone homes should also show investment in protection, such as barriers, or raised plug sockets, to demonstrate proactive risk management.
You could also identify recovery trends, by finding out if similar properties in your area have recovered quickly after flooding.
Finally focus on positives – sometimes location, amenities, or unique features can outweigh risk when presented well.
How to flood-proof your home
1. Create a flood plan
Identify the items you’d want to protect first in a flood. Store valuables, key belongings, and important documents in waterproof files or sealed bags on higher floors or shelves. Having a plan makes it easier to act quickly if flooding occurs.
2. Make your home more flood-resilient
“Consider practical home upgrades that will prevent or limit flood damage. Tiles are easier to clean and more resistant than carpets, while stainless steel doors can withstand water pressure better than wood. If you’re renovating, raising plug sockets in ground-floor rooms can also help protect against water damage,” said Malnick.
3. Stay aware of your flood risk
Register for Environment Agency flood alerts to receive early warnings. This will give you more time to follow your flood plan and safeguard items before water levels rise.
4. Improve drainage around your property
“Swap impermeable surfaces like concrete with permeable paving, gravel, or chippings, which allow water to soak away. In gardens, lawns and planting beds help absorb heavy rainfall, reducing the chance of water pooling on your property,” Malnick recommended.
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