Property with "High flood risk" and thatched roof

[nickd01]

I've found a property I like the look of; but according to the Environment Agency it's near an area with a flood risk.

I assume this will increase the insurance on the property, but what else can I do to investigate whether it'll be an issue or not?

It's a thatched cottage, so I also guess the roof will increase insurance premiums. Does anyone have experience with how often they need to be re-done and what other issues I should look for when I view the property this weekend?

Thanks

[Dr_Rick]

Depends whether its shown covered by blue on the EA Flood Maps. If not, and it's just 'near' then it shouldn't make a difference. Those shown as 'flooded' are in the functional floodplain as far as the EA are concerned, but that doesn't necessarily mean that they'll flood. Its a possibility that it'll flood but those maps don't take into account flood defenses elsewhere on the river and there isn't even a guarantee that the flood extents are the result of a flood modelling exercise. A large proportion of the country is based on a topographic inspection rather than anything more detailed.

Dr Rick

(just for clarification, I do Flood Risk Assessments as a day job amongst other things).

[Munter]

Dr_Rick said:

Depends whether its shown covered by blue on the EA Flood Maps. If not, and it's just 'near' then it shouldn't make a difference. Those shown as 'flooded' are in the functional floodplain as far as the EA are concerned, but that doesn't necessarily mean that they'll flood. Its a possibility that it'll flood but those maps don't take into account flood defenses elsewhere on the river and there isn't even a guarantee that the flood extents are the result of a flood modelling exercise. A large proportion of the country is based on a topographic inspection rather than anything more detailed.

Dr Rick

(just for clarification, I do Flood Risk Assessments as a day job amongst other things).

But it would still have an effect on the insurance right?

As for the roof I seem to remember it's every 20 years the whole thing needs doing, and 5 years for the ridge. And yes you can get "special" insurance for it.

Personally having known 2 people with thatched houses I'd avoid it like the plague....bloody big bill to replace it.

[Steve_W]

Our place is outside the EA flood area - there's a stream at the bottom of the garden so the flood line on their maps is halfway up the garden.

We've had problems getting insurance (not helped by Pangbourne flooding a couple of years back) since a lot of them ask "is the property X metres from a watercourse?" The answer is yes, but there's no history of flooding.

I've often wondered what the answer is "yes - vertically!" Probably panic over erosion then

We get cover with NFU as they seem to have a more realistic approach to the fact that houses in the country may be near streams and rivers!

[Engineer1]

My Aunt and Uncle live in a house where the garden runs to the River Trent, it's 2-3 meters above the river and the opposite bank is 1.5m and onto the flood plain, I believe they still have problems with certain insurers despite being so far above the river that Stoke on Trent would have flooded first.

[Vron]

I used to live in a watermill with the river about 7 feet from the house (was diverted from the side of the property when the wheel was removed) until 3 years ago and never had any problems getting reasonable insurance from mainstream insurers.

[RedLeicester]

Bought a new house in the summer. According to the EA maps we were in a flood risk area. The full survey then reported that, yes, we were indeed in a flood risk area, that the EA said we should start building an ark.

The same survey then went on to say:

"Flooding events in the last 100 years - NONE"

"Geological Evidence for flooding events in the last 1000 years - NONE"

"HOUSE IS UNINSURABLE DUE TO EXCESSIVE FLOOD RISK"


The survey at no point mentions the house being build ON TOP of a hill. Nor does it mention the "valleys" either side of our land, nor that the watercourse, which is in fact a piddly trickling stream, would have to fill both those valleys before it could even touch our boundary at the nearest point to the house (about 1200m), let alone then flood all of the surrounding fields to a depth of around 30m before it lapped at our door.

The EA maps are unutterable bks.


Phoned up our insurer and quoted the address to them. Insurer laughed, said "what a load of bks" and quoted away quite happily.

Usual rule of thumb - sensible insurer, sensible quote - deal with one, not a box ticker, inside-the-m25-callcentre. NFU worth a go, we're with Oak, previously Hiscox.

Edited by RedLeicester on Thursday 15th October 18:47

[Pupp]

On the thatching, it will depend on the materials that have to be used. If it's not listed then you would be able to use (say) reed or vermiculite that has a much longer life than wheat straw. If it is listed then you will be stuck with whatever is the traditional material dressed in the traditional manner regardless of life/durability. For an outwardly rustic craft, thatching is amazingly technical in terms of styles and techniques, with loads of potential for big bills and heartache if you upset the conservation officer. Watch out for all the pretty decorative ridge work as that will not be accepted as being appropriate or in keeping (on listed buildings).

[nickd01]

Thanks very much for the help chaps.

As it's an auction property, it seems like I have a lot to look into and not quite enough time. Still, we'll give it a go and see what happens!