So you've just gotten your flood certificate back, and it isn't looking good. According to the findings, your house is in a high-risk area for flooding.
Not only is your parcel of land situated in a flood zone, but it’s also vulnerable to localised flooding thanks to factors unique to your land such as elevation and water drainage (or rather, the lack of it).
Fortunately, all of this doesn’t mean that you should sell and try your luck elsewhere - all it means is that you’ll need to take extra precautions to protect your property from flood damage.
And that starts from the point of design.
So, what can you work into your construction plan to protect your property from flood damage?
Protecting your home from flood damage starts with the construction process
Specifically, it starts by ensuring that your home has measures to mitigate flooding built into it from day one.
There are many techniques outlined in the Australian Building Codes Board standard that you can use to mitigate the risk of flood damage to your property, including both structural and non-structural measures.
Like the name suggests, structural measures need to be built into the property - it’s extremely difficult to retrofit them into your home.
What sorts of measures are we talking about?
There are many techniques outlined in the Australian Building Codes Board standard that you can use to mitigate the risk of flood damage to your property, including both structural and non-structural measures.
Like the name suggests, structural measures need to be built into the property - it’s extremely difficult to retrofit them into your home.
What sorts of measures are we talking about?
Elevation
If you live in Queensland, you’re probably already familiar with this one!
Let’s just say that there’s a good reason the Queenslander style of home is incredibly popular in the flood-prone areas of the sunshine state - and for good reason.
Thanks to their elevation, all the parts of the house that matter as well as their contents are protected from flood waters.
While the Queenslander is an extreme example, it’s the perfect demonstration of how building elevation into your design can help you protect your property from flooding damage.
Depending on the minimum floor height laid out in your flood certificate, you may not need to so far as completely changing what style of house you’re building.
After all, if your flood risk is only moderate, you probably don’t need to build a house on stilts when clever landscaping can have the same effect (while also helping redirect floodwaters away at the same time).
Let’s just say that there’s a good reason the Queenslander style of home is incredibly popular in the flood-prone areas of the sunshine state - and for good reason.
Thanks to their elevation, all the parts of the house that matter as well as their contents are protected from flood waters.
While the Queenslander is an extreme example, it’s the perfect demonstration of how building elevation into your design can help you protect your property from flooding damage.
Depending on the minimum floor height laid out in your flood certificate, you may not need to so far as completely changing what style of house you’re building.
After all, if your flood risk is only moderate, you probably don’t need to build a house on stilts when clever landscaping can have the same effect (while also helping redirect floodwaters away at the same time).
Drainage
Not all flooding is something extreme like the examples you see on the news - in many cases, it’s the result of heavier than normal rain not playing well with local topography.
Anyone who’s ever lived at the bottom of a hill will know exactly what we’re talking about!
In cases such as this where your flood certificate identifies your primary risk as coming from downpours, the right drainage system can help reduce the risk of flooding.
For example, if you live on an incline, you may need more drains installed on the property’s slopes, all connected to your property’s legal point of discharge or stormwater drain.
If you live in an area with low-moderate flooding risk, a good drainage system may be all you need to protect yourself from flooding.
(Of course, you’ll need to get your flood planning certificate first!)
Anyone who’s ever lived at the bottom of a hill will know exactly what we’re talking about!
In cases such as this where your flood certificate identifies your primary risk as coming from downpours, the right drainage system can help reduce the risk of flooding.
For example, if you live on an incline, you may need more drains installed on the property’s slopes, all connected to your property’s legal point of discharge or stormwater drain.
If you live in an area with low-moderate flooding risk, a good drainage system may be all you need to protect yourself from flooding.
(Of course, you’ll need to get your flood planning certificate first!)
Materials
How water-resistant are the materials you’re using during construction?
Certain materials don’t react well to water, and can be damaged if they’re exposed to water for long periods of time (which is exactly what happens when your house floods).
This isn’t really a problem with external materials - they’re usually already fairly water-resistant since they’ll have to resist years of rain.
No, the issue arises with the materials used indoors. For example:
- Plasterboard
- Faux marble cooktops
- Particleboard and pine framing
- Certain wall insulation types
Many of these types of materials can become waterlogged, might need to be replaced completely following flooding - something that can get very expensive.
While choosing water-resistant products won’t stop flooding, it will make cleaning up afterwards a lot easier.
Certain materials don’t react well to water, and can be damaged if they’re exposed to water for long periods of time (which is exactly what happens when your house floods).
This isn’t really a problem with external materials - they’re usually already fairly water-resistant since they’ll have to resist years of rain.
No, the issue arises with the materials used indoors. For example:
- Plasterboard
- Faux marble cooktops
- Particleboard and pine framing
- Certain wall insulation types
Many of these types of materials can become waterlogged, might need to be replaced completely following flooding - something that can get very expensive.
While choosing water-resistant products won’t stop flooding, it will make cleaning up afterwards a lot easier.
Waterproofing electrical wiring
Electrical safety is king - especially when building in a flood zone.
When performing electrical fitouts, your electrician can install your wiring higher up, creating some distance between them and floodwaters.
For example, your electrical meter and the bulk of your wiring might run closer to the ceiling, with safety switches to cut off the flow of power to sockets and plugs in the event of flooding.
Depending on what result your flood certificate search uncovers, you might also be able to waterproof sections of wiring by installing water-resistant backing underneath your walls and insulating your wiring itself.
When performing electrical fitouts, your electrician can install your wiring higher up, creating some distance between them and floodwaters.
For example, your electrical meter and the bulk of your wiring might run closer to the ceiling, with safety switches to cut off the flow of power to sockets and plugs in the event of flooding.
Depending on what result your flood certificate search uncovers, you might also be able to waterproof sections of wiring by installing water-resistant backing underneath your walls and insulating your wiring itself.
It all starts with the flood certificate search
There are a lot of things you can potentially do to increase your home’s resistance to flooding - some of which can be retrofitted into an existing home with enough work.
Of course, you’ll first need to know exactly how much of a flood risk you face.
And that’s where your flood level certificate comes into play.
Of course, you’ll first need to know exactly how much of a flood risk you face.
And that’s where your flood level certificate comes into play.
What is a flood certificate?
Simple: it’s a document that looks at a whole host of factors ranging from big-picture ideas like weather conditions, proximity to waterways and your local area, down to factors unique to your parcel of land like topography, drainage and more.
It’s all about helping you make informed decisions when designing and building your home.
It’s all about helping you make informed decisions when designing and building your home.
How do you get a flood certificate?
How PSI’s all-in-one system makes it easier than ever to get land and property information
If you’re building a new home or renovating an older one, it’s important that you have all the right information.
Of course, you’ll need to obtain said information first - and that’s where we come in.
Flood certificates, DBYD reports, Certificates of Title - these are just some of the different types of documentation you’ll need to obtain when building (whether it’s in a flood zone or otherwise).
Getting all of them can be a slog and a huge time sink - luckily, our automated property information search system means that it doesn't have to be this way.
Getting everything you need is easy with PSI - you can start your search right now with an address.
Our automated, all-in-one system makes use of our direct connections with councils, databases, utilities operators and more to get all the information you need at once. No more waiting in queues, firing off emails, or spending hours on hold.
Whether you’re just looking to get your hands on your flood certificate or need an entire house worth of documents, our system is just what you need.
Have questions about how the whole system works? View our simple step-by-step guide here.
For any further questions, please get in touch with our friendly team. Give us a call on (03) 8527 6300 or click here to touch base online.
Of course, you’ll need to obtain said information first - and that’s where we come in.
Flood certificates, DBYD reports, Certificates of Title - these are just some of the different types of documentation you’ll need to obtain when building (whether it’s in a flood zone or otherwise).
Getting all of them can be a slog and a huge time sink - luckily, our automated property information search system means that it doesn't have to be this way.
Getting everything you need is easy with PSI - you can start your search right now with an address.
Our automated, all-in-one system makes use of our direct connections with councils, databases, utilities operators and more to get all the information you need at once. No more waiting in queues, firing off emails, or spending hours on hold.
Whether you’re just looking to get your hands on your flood certificate or need an entire house worth of documents, our system is just what you need.
Have questions about how the whole system works? View our simple step-by-step guide here.
For any further questions, please get in touch with our friendly team. Give us a call on (03) 8527 6300 or click here to touch base online.
The information in this article is general in nature and does not constitute legal advice. As with all things property, we strongly recommend consulting a professional to ensure that all stages of your building project (including the Title search) go smoothly.