Discussion
Hi all,
Hoping to get it bit of advice on this please.
I'm feeling very deflated. I planned to put my house on the market next year, but I feel that recent events have thrown a massive spanner in the works.
There's a storm overflow gulley on the main road directly outside my house. During yesterday's torrential downpour, it became overwhelmed and stopped talking water. This means the water came into the next place it could go - into my garden. A substantial amount of it, too. We're not talking a little puddling. This happened before about two years ago, although not as bad.
It soaked away on its own about an hour after the rain had stopped.
I have reported this to the council. They're going to check the line and clear anything that needs clearing.
But I'm now going to have to declare this when I sell. I wouldn't not do that as it isn't right, but this could now be perceived as a red flag for any buyer + mortgage considerations, etc.
Question is, what can I do to mitigate this to try and help a potential sale?
I'll admit it has panicked me somewhat.
Thanks in advance
Hoping to get it bit of advice on this please.
I'm feeling very deflated. I planned to put my house on the market next year, but I feel that recent events have thrown a massive spanner in the works.
There's a storm overflow gulley on the main road directly outside my house. During yesterday's torrential downpour, it became overwhelmed and stopped talking water. This means the water came into the next place it could go - into my garden. A substantial amount of it, too. We're not talking a little puddling. This happened before about two years ago, although not as bad.
It soaked away on its own about an hour after the rain had stopped.
I have reported this to the council. They're going to check the line and clear anything that needs clearing.
But I'm now going to have to declare this when I sell. I wouldn't not do that as it isn't right, but this could now be perceived as a red flag for any buyer + mortgage considerations, etc.
Question is, what can I do to mitigate this to try and help a potential sale?
I'll admit it has panicked me somewhat.
Thanks in advance
What does it tell you when you put your details into the flood risk checker
https://check-long-term-flood-risk.service.gov.uk/...
Any solicitor/buyer will carry one out so it's worth knowing in advance. Did anything come up when you bought the house? Do you pay any insurance premium because of flood risk?
Personally I wouldn't be offering any information to a potential buyer that I didn't need to.
https://check-long-term-flood-risk.service.gov.uk/...
Any solicitor/buyer will carry one out so it's worth knowing in advance. Did anything come up when you bought the house? Do you pay any insurance premium because of flood risk?
Personally I wouldn't be offering any information to a potential buyer that I didn't need to.
Thanks for the replies. I checked it and it comes back as 'very unlikely' for all points of flooding.
I don't pay a higher insurance premium - I don't recall it coming up in the questions.
I would prefer not to mention it but there is a paper trail on this with the council, plus I think I might feel guilty if I leave it..
I do wonder if I'm overthinking it, but the water was vast. We're at the bottom of a hill so water naturally runs downwards, and when that gulley isn't working, it skims straight into the garden. I didn't measure it but it was absolutely everywhere and maybe 4 inches or so.
I don't pay a higher insurance premium - I don't recall it coming up in the questions.
I would prefer not to mention it but there is a paper trail on this with the council, plus I think I might feel guilty if I leave it..
I do wonder if I'm overthinking it, but the water was vast. We're at the bottom of a hill so water naturally runs downwards, and when that gulley isn't working, it skims straight into the garden. I didn't measure it but it was absolutely everywhere and maybe 4 inches or so.
Edited by Rusty_ on Sunday 30th August 10:08
Edited by Rusty_ on Sunday 30th August 10:11
Edited by Rusty_ on Sunday 30th August 10:12
I think the form may ask if the property has suffered any flooding?
How serious is it?
How much more water would be needed to flood the house, garage or a car on a drive?
A foot of water on the lawn once every two years is a very different proposition from being within a gnat's of a big insurance claim.
Personally, as a house buyer, I look for possibility of serious flooding impacting buildings or parked cars, if there happened to be a biblical cloudburst nearby. I can live with an inch of water on the whole drive once a year, if I know that it can get any worse than that because the water then has a big place to go to.
How serious is it?
How much more water would be needed to flood the house, garage or a car on a drive?
A foot of water on the lawn once every two years is a very different proposition from being within a gnat's of a big insurance claim.
Personally, as a house buyer, I look for possibility of serious flooding impacting buildings or parked cars, if there happened to be a biblical cloudburst nearby. I can live with an inch of water on the whole drive once a year, if I know that it can get any worse than that because the water then has a big place to go to.
I would take the view you informed the council of a problem and they cleaned the storm drain and solved the problem. Your house did not flood and its normal for water to take time to drain away.
Discuss with solicitor and follow their advice. Don’t discuss it with agents or buyers your solicitor will do the necessary. The buyer will do their research.
Discuss with solicitor and follow their advice. Don’t discuss it with agents or buyers your solicitor will do the necessary. The buyer will do their research.
Thanks all.
I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
Rusty_ said:
I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
If someone asked about the storm drain or water logging of the garden, I would be honest if also non-alarmist about it. It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
However I dont think that counts as what I would consider 'flood risk' as in insurance and mortage issues.
If it was lapping at the backdoor or needed sandbags that might be different. But if the house is a well above it and the water would go elsewhere well before coming inside, very low drama.
Rusty_ said:
Thanks all.
I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
Five inches is a puddle.I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
It's not like a small lake that lingers for months is it?
Or a pond that dries out in summer?
Rusty_ said:
Thanks all.
I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
It's an occasional, short lived, puddle.I can't see the water ever coming into the house. No garage or driveway, so it mainly sits in the garden. The problem is that the garden is slightly recessed relative to the road height, hence why it comes gushing in.
It's an old cottage and is listed.
It wasn't an inch. We're talking maybe five inches, but I didn't measure it. This is why I'm so bloody frustrated. It was a right mess but it did resolve quite quickly.
Its usually gone fairly quickly. The grass and flower beds absorb the water and it doesn't hang around long at all.
Regarding it lapping at the door - again, I can't see it ever coming in to the house. The back door is not particularly high above ground level though, but it high enough that even when the water is very bad, like yesterday, it's still not looking likely to actually come in. I do have sandbags but not used them.
Regarding it lapping at the door - again, I can't see it ever coming in to the house. The back door is not particularly high above ground level though, but it high enough that even when the water is very bad, like yesterday, it's still not looking likely to actually come in. I do have sandbags but not used them.
I'm not sure you need to worry here as someone who actually flooded a few years ago in this fashion. We had 10-12 inches of water in the house, council denied the drains were blocked and Anglian Water produced a report that said the drainage had handled more water than it was designed for and was fit for purpose even though there was evidence of tree roots in the drain,
One of them was lying though we will never know which, I suspect the council mainly because 2 days after we flooded out they cam and cleared all the drains and it didn't happen again for the next 3 years or so after and then we moved.
When we sold we were up front about it, showed the measures we had taken to hopefully stop it happening again and that was that, buyer was happy, mortgage company for buyer was fine and insurance although a little pricier was fine too.
One of them was lying though we will never know which, I suspect the council mainly because 2 days after we flooded out they cam and cleared all the drains and it didn't happen again for the next 3 years or so after and then we moved.
When we sold we were up front about it, showed the measures we had taken to hopefully stop it happening again and that was that, buyer was happy, mortgage company for buyer was fine and insurance although a little pricier was fine too.
I think possibly overthinking it albeit a slightly grey area.
If just the garden temporarily “ flooded “ and no water came in or damaged the house or indeed any other buildings insured then it wouldn’t be deemed a flood event from the Insurers perspective especially as you aren’t claiming as the water has gone anyway and we’re never going to claim.
Not being in a flood zone of any note would back this up.
Does your Insurance policy mention flood cover as only being applicable to buildings ?
As far as selling is concerned ( not necessarily the same conversion as Insurance ) again it was only a temporary issue and no doubt exasperated by the very dry recent weather and type of soil.
I personally don’t believe it would be notifiable to anyone.
If you had been away for the day you may not have even noticed ?!
If just the garden temporarily “ flooded “ and no water came in or damaged the house or indeed any other buildings insured then it wouldn’t be deemed a flood event from the Insurers perspective especially as you aren’t claiming as the water has gone anyway and we’re never going to claim.
Not being in a flood zone of any note would back this up.
Does your Insurance policy mention flood cover as only being applicable to buildings ?
As far as selling is concerned ( not necessarily the same conversion as Insurance ) again it was only a temporary issue and no doubt exasperated by the very dry recent weather and type of soil.
I personally don’t believe it would be notifiable to anyone.
If you had been away for the day you may not have even noticed ?!
My experience is from Scotland, where we have different legislation, responsibilities and general structures compared to down south......but the principle will likely be the same.
I would not be concerned about a garden flooding compared and in preference to a property flooding. Unless of course there is still some evidence of damage caused by the external flooding, to the fabric of the building itself. I've had those conversations with property owners who have been in your situation and contacted me as the Local Authority rep for Flooding and requested I do something about it. I've had to explain that I'll get Scottish Water to have a look at the mainline drainage and see if there are any defects (and hopefully fix them if they're found), but quite often the report comes back that no defects were found. In those situations, the logical conclusion is that it is just too much water for the size of drainage system present. Drainage providers are not obliged to upsize the pipes just because there was a flooding event (unless there is a long history of it of course).
If you still have particular concerns, there's the potential to install Property Flood Resilience measures, such as automatic airbrick covers, or flood doors or flood barriers. Even on listed buildings. But I can imagine that you'd be reluctant to do that if you're planning on selling the property anytime soon.
I don't see why feel a need to declare that a public asset outside your property boundary surcharged either (even if it flooded your garden). The declaration will be centred on flooding and the impacts to the property.
I would not be concerned about a garden flooding compared and in preference to a property flooding. Unless of course there is still some evidence of damage caused by the external flooding, to the fabric of the building itself. I've had those conversations with property owners who have been in your situation and contacted me as the Local Authority rep for Flooding and requested I do something about it. I've had to explain that I'll get Scottish Water to have a look at the mainline drainage and see if there are any defects (and hopefully fix them if they're found), but quite often the report comes back that no defects were found. In those situations, the logical conclusion is that it is just too much water for the size of drainage system present. Drainage providers are not obliged to upsize the pipes just because there was a flooding event (unless there is a long history of it of course).
If you still have particular concerns, there's the potential to install Property Flood Resilience measures, such as automatic airbrick covers, or flood doors or flood barriers. Even on listed buildings. But I can imagine that you'd be reluctant to do that if you're planning on selling the property anytime soon.
I don't see why feel a need to declare that a public asset outside your property boundary surcharged either (even if it flooded your garden). The declaration will be centred on flooding and the impacts to the property.
Too late now, but with thoughts to sell the place in a years time and with it draining away within an hour I don’t think I’d have informed anyone.
Not saing you’ve done the wrong thing, most likely the right thing, but I have a paranoid mind and marking “NO” to floods on the form and having direct communication with the council about it would leave me uneasy.
Not saing you’ve done the wrong thing, most likely the right thing, but I have a paranoid mind and marking “NO” to floods on the form and having direct communication with the council about it would leave me uneasy.
usn90 said:
Too late now, but with thoughts to sell the place in a years time and with it draining away within an hour I don t think I d have informed anyone.
Not saing you ve done the wrong thing, most likely the right thing, but I have a paranoid mind and marking NO to floods on the form and having direct communication with the council about it would leave me uneasy.
Thanks all. Appreciate the responses.Not saing you ve done the wrong thing, most likely the right thing, but I have a paranoid mind and marking NO to floods on the form and having direct communication with the council about it would leave me uneasy.
This is also a point I'm grappling with. This is now a documented issue with the council and reading back over my emails, I told them that the house/gardens were flooded. I didn't mean the house, I meant the gardens around it (seems like I was laying it on a bit too thick and have shot myself in the foot)
Nevertheless, I feel that it's an on-record problem and now and saying the property has never flooded is not really accurate..
Like I say it was a significant volume of water that covered a pretty large area. It wasn't quite up to touching the house exterior (the flowerbeds slope upwards, which helped) but wasn't far off. If it had carried on, I don't think it would have gotten inside the house. But it wasn't just a few patches of accumulated water, that's for sure.
I could install some flood defences and then I'm looking at a lot of money. The issue is that my boundary fence is a flimsy picket, so the water shoots straight under. I'd need something like a retaining wall that holds the water off until the drain catches up.
But as has also been pointed out, it's only flooding because of a poorly maintained council asset. The property and it's grounds deal with all rainfall absolutely fine, just not additional water thrown in from the road!
Interestingly I found a Parish council meeting minutes document where the highways were discussed, and someone mentioned this very issue before I'd moved in, so the previous owner knew but never said anything to me. It is a council drain and not the water authority as well.
I'm not good with this sort of thing so not sure if I'm potentially making a rod for my own back or not.
Edited by Rusty_ on Sunday 30th August 14:23
OutInTheShed said:
I think the form may ask if the property has suffered any flooding?
How serious is it?
That sounds accurate, I recall selling my first house I was asked about flooding, there was none but when the buyers had a survey done I was asked questions about a puddle in front of the front door which was maybe a half inch deep after rain and well below the step into the house. How serious is it?
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