Property and Insurance FAQs

   Return to Strategic Flood Map Frequently Asked Questions

1. Can the Strategic Flood Map show me the flood risk to a specific property?

No, the Strategic Flood Map was developed to provide an ‘indication’ of the general areas throughout Northern Ireland that may be prone to flooding from rivers, the sea and surface water.  The Strategic Flood Map is not sufficiently accurate to determine the flood risk to particular properties or specific point locations and should not be used for this purpose.

2. The Strategic Flood map indicates that my property is located in an area at risk, what should I do?

It is important to remember that the actual risk of flooding has not changed just because the maps have been published, but there are a number of steps you can take:

3. Will the Strategic Flood Map be used by insurance companies?

Rivers Agency on behalf of the NI Government is working closely with the Association of British Insurers (ABI) to help ensure that flood insurance remains widely available to the vast majority of homes and businesses in flood risk areas. At present the Strategic Flood Map is not licensed to insurers for commercial purposes and therefore should not be used for setting premiums or policy excesses.

4. The Strategic Flood Map indicates that my property is in an area at risk of flooding-, will I be able to get flood insurance?

The decision to offer flood insurance rests with individual insurance companies, however, Rivers Agency on behalf of the NI Government is working closely with the Association of British Insurers (ABI) to help ensure that flood insurance remains widely available to the vast majority of homes and businesses in flood risk areas. Therefore for the majority of properties there should be no change from the present situation.

If you are concerned about the impact of any flood risk information on your ability to get property insurance you should contact your insurer.

5. Can I pass a copy of the map to my insurer?

The current license arrangements for the Strategic Flood Map does not allow it to be used for commercial purposes and therefore it would be inappropriate for your insurance company to use the map in assessing the flood risk to your property.

6. I’m thinking of buying property in an area shown in the Strategic Flood Map to be at risk of flooding. What should I do?

If you are concerned about a property purchase you may wish to seek the advice of a surveyor or other qualified professional to assess the actual flood risk to the property.  Their assessment may take into consideration such factors as the design of the property, the local ground levels, the flood history and the presence of existing flood defences.

7 As my property is not located in an area shown to be at risk, can I assume that my property will not flood?

No, the Strategic Flood Map only provides an indication of whether a general area is likely to flood from rivers, the sea and surface water. Although areas outside of the illustrated flood plains and inundation areas are in general less likely to be susceptible to flooding than those located within them, it would not be correct to assume that there is no risk of flooding.  As there is a degree of uncertainty associated with the methodologies used for the production of the flood maps they should not be viewed as definitive or completely accurate.  Also, the Strategic Flood Map does not identify areas that are prone to flooding due to deficiencies in local storm drainage systems or from small watercourses with catchments less than 3km2.

8. My property appears to be located in an area shown at risk, how will this affect the value of my property?

There is some evidence to indicate that within the rest of the UK the increase in flooding and flood risk to residential property has had a marginal adverse affect on property values. This is most evident in relation to property that has been affected by a recent flood event or for which building flood insurance cannot be easily obtained (as this is usually a necessary requirement for mortgage lending on the property.) However it is important to note that in comparison with the rest of the UK the general situation in NI with to respect to flood risk from rivers and the sea is different. In Northern Ireland there are far fewer properties located within the flood plain and many flood alleviation schemes have already been undertaken to defend those local communities that have had a history of significant flooding from rivers and the sea in the past. Therefore in NI there are very few properties that suffer from frequently occurring flooding from rivers or the sea. It is important to note that publication of the Strategic Flood Map has not changed the risk of flooding to any individual property or location.

However, if you wish to find out more about any potential impact on property values in your area you may wish to seek the views of a surveyor or other qualified professional in this respect.