While there is no such thing as a no-risk zone, buyers can see how prone their property is to flooding using flood maps. They have designated two main types of flood areas: Special Flood Hazard Areas (SFHAs) and Non-Special Flood Hazard Areas (NSFHA). Homes in the SFHAs have a 1% or higher chance of experiencing flooding each year. During the span of a 30-year mortgage, these areas have at least a one-in-four chance of flooding. Meanwhile, NSFHAs are considered low- to moderate-risk flood zones that are not in immediate danger from flooding caused by overflowing bodies of water or hard rains.
It is best to research this information early in the homebuying process, even before you tour or visit the home. Flood risk can significantly affect the property price, and you may need to purchase flood insurance (more on this later).
Currently, no federal statutes require sellers to disclose information about flood risk or prior flood damage. However, according to the Flood Risk Disclosure report from FEMA, as of July 2022, 35 states have enacted some form of a legal or regulatory mechanism requiring property sellers to disclose factors related to flood risk about their property.
But it is important to note that only current owners are obligated to disclose their first-hand knowledge. This means if the flooding happened before they took over the home, they may not know or may not disclose that information.
You can ask the sellers if and when a flood event has led to an insurance claim. Or you may check the flood history through the insurance carrier. If records indicate a previous flood, verify the reason and the resulting impact on the property.
Since you are buying more than just the house but also the neighborhood, try to look back at flood history in the area, especially if near a body of water. Ask your neighbors or search online archives from local news outlets. It is critical that you know what you are getting into before making an offer.
There are two basic types of flood insurance available: the National Flood Insurance Program (NFIP), which is a government-backed option, and private flood insurance. Note that NFIP is only available in 23,000 communities. For borrowers in communities without NFIP coverage, the best option is a private insurer.
According to Forbes Advisor, the average cost of flood insurance from NFIP is $995 a year. Remember that you will pay for this on top of your other mortgage costs, so think long and hard about the numbers and remember to factor these premiums into your monthly budget before purchasing.
Yes, your real estate agent isn’t a flood map expert. But they can help you make a well-informed decision before buying your biggest investment. If you are starting your home search, you can ask your agent if the prospective home is within a designated flood zone. They can also tell you what the designation means, and the risk associated with it. If it is in a flood-prone area, be upfront about how much flood risk you are comfortable with.
They are also the best resource when it comes to seller disclosure forms, which can be very complicated, especially for first-time home buyers. Your real estate agent can also help you discover what steps the local government has taken in terms of its floodplain management to protect the community from the area’s flood risks. They can help you decide if best to consult a local floodplain manager. A floodplain manager will further explain FEMA maps, answer flood risk-related questions, and advise you to talk to a reputable insurance agent if you are set on buying a home and living in a flood zone.
Moreover, even if it is risky to own and expensive to insure, you might be able to get one for a good price. So aside from learning as much about the property as possible, think about your level of comfort with risk, your financial ability, and whether you are prepared to take action to mitigate flood damage, before making a decision.
