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What to do if your home is in one of Britain's expanding floodplains
As climate change accelerates and the weather becomes increasingly unpredictable, the risk of flooding across the UK is rising sharply.
Around 6.3 million properties in England are now located in areas at risk of flooding from rivers, the sea or surface water, according to the Environment Agency's most recent National Flood Risk Assessment (Nafra2).
As flood risk maps are updated to reflect climate data and improved modelling, more people may find their homes reclassified as being in a floodplain.
Here, Telegraph Money explains why flood zone designations are changing, what it could mean for you and the steps you can take to protect your home and finances.
Why are flood zones changing?
Are flood zone reclassifications becoming more common?
What does it mean for your contents and buildings insurance?
Are there any other financial implications?
What to watch out for when buying a property
What if I live in a flood-prone area?
Why are flood zones changing?
In recent months, the Environment Agency has introduced several major updates to its flood risk datasets and online mapping tools as part of the Nafra2 project. These updates reflect both changes in climate patterns and improvements in data and modelling to offer a more accurate picture of flood risk.
Paul Smith, of The Strategic Land Group, said: 'As a result of climate change the UK is expected to get wetter, with more intense rainfall. This will change the pattern and frequency of flooding in comparison to what we have experienced before.'
Babek Ismayil, chief executive and founder of home buying platform OneDome, added: 'Flood zones are updated as new environmental and meteorological data becomes available. Agencies like the Environment Agency reassess areas based on factors such as rainfall patterns, river flow, sea-level rise and changes in land use.
'As modelling becomes more accurate, properties that were previously seen as low-risk may now fall within areas recognised as having a greater flood threat.'
Are flood zone reclassifications becoming more common?
With climate change contributing to more extreme and unpredictable weather, the number of areas designated as flood risk zones is increasing, according to Andrew Boast, property specialist at SAM Conveyancing.
He said: 'Rising sea levels, heavier rainfall and overwhelmed drainage systems lead to more areas being identified as floodplains.'
Laura Xu, of climate risk analytics company Climate X, added: 'Development in greenfield or previously undeveloped areas can exacerbate surface water flooding. Together, these factors are making flood zone updates – and reclassifications – more common.'
According to the Nafra2 data, one in four properties in England could be in areas at risk of flooding by 2050.
Blake Stephenson, the Conservative MP for Mid Bedfordshire, has written to the Secretary of State for the Environment, Food & Rural Affairs, to ask what support will be provided to those who now find themselves living on a floodplain.
Mr Stephenson said that updated flood zone data meant many of his constituents found their home categorised as being in a floodplain.
What does it mean for your contents and buildings insurance?
If your home is in a newly designated flood zone, it could affect your home insurance costs and coverage at renewal.
Alex Parker-Walklate, chief insurance officer at Intelligent Insurance, said: 'Being in a floodplain might lead to flood exclusions, higher premiums or a larger excess, albeit most insurers also have their own flood modelling to determine which properties are most at risk of flooding.'
Fortunately, the introduction of the Government's Flood Re scheme in 2016 means affordable contents and buildings insurance is available to many homeowners in flood-prone areas.
However, this doesn't cover homes built since 2009 or blocks of flats with three or more residences. This is because Flood Re was designed to support existing homes, not encourage development in high-risk areas.
If you're not covered by Flood Re and your home is now in a floodplain, it can be worth speaking to an insurance broker who can help you explore specialist cover options.
Are there any other financial implications?
As well as affecting the amount you pay for home insurance, being in a floodplain can potentially reduce your property's value and make it more difficult to sell your home.
In its Financial Stability Report last year, the Bank of England warned of the risk to home values from extreme weather.
It said: 'Reduced insurance availability and increased costs could pose further potential challenges to financial stability, by putting downwards pressure on house prices and exposing households and lenders to greater losses.'
Mr Boast said: 'You must inform a potential buyer if any part of the property (whether buildings or surrounding garden or land) has ever been flooded, including if this affected the property's insurance premiums.'
Securing a mortgage or remortgaging may also be more challenging if the property is now within a designated flood zone.
'Some mortgage lenders will not lend where the security property is located within a high flood-risk area. They may request a more detailed Flood Risk Assessment before they agree to lend to the borrower,' added Mr Boast.
If you're struggling to get a mortgage, it's sensible to speak to a mortgage broker who specialises in flood-risk properties. They can connect you to lenders that may be more willing to offer you a mortgage, depending on your situation.
What to watch out for when buying a property
Before buying, it's crucial to check a property's proximity to rivers, streams or the coast and look for signs of past surface water flooding, which may suggest a higher reclassification risk in future.
Poor drainage or frequent standing water after rain can also be indicators, according to Mr Ismayil.
He said: 'Always consult the Environment Agency's flood risk maps and consider commissioning a specialist flood risk assessment during the conveyancing process. Areas with ongoing or planned flood mitigation projects may also signal recognised risk.'
Mr Boast added: 'Search data can often flag flood risk within the local area; however, this doesn't specifically mean your property is affected. Investigate all evidence through searches, the sellers and your survey to decide whether to buy a property in a high flood-risk area.'
You can check the immediate flood risk by using the online Environment Agency tool, as well as the long-term flood risk for areas in England by using the tool on the government website.
What if I live in a flood-prone area?
If your home is already in a floodplain or it's recently been reclassified, there are steps you can take to minimise the risk and impact of flooding.
These include installing flood defences such as flood doors and air brick covers, raising electrical sockets and appliances such as washing machines and moving valuables and important documents to higher floors.
Taking early action can help protect your home and may improve your chances of getting appropriate insurance and finance.
