FloodMart Buyer Checklist
Due diligence you can finish before you fall in love
This is designed to be practical: map intel you can pull in minutes, clues you can spot in one showing, and insurance realities that can change your monthly payment. Use it for any house, not only “flood zone” homes.
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Goal: identify the water pathways (surface runoff, stormwater backup, sewer backup, groundwater seepage, coastal surge) and the financial pathway (insurance availability, waiting periods, closing requirements).
Insurance detail that surprises buyers: FEMA notes NFIP coverage typically has a waiting period, with exceptions in certain situations (for example when coverage is required for a mortgage). Confirm timing with your lender and agent early.
Sources: FEMA Flood Insurance, FloodSmart eligibility.
The checklist (25 items)
Check items as you complete them. Your progress and a simple “risk flags” score updates below.
① Map intel and public records (fast, high value)
Look up the address in FEMA’s Flood Map Service Center
Save the panel that shows flood hazard products for the area. This is the official place to find flood hazard mapping products. FEMA MSC search
Check whether flood maps were recently updated for the community
Map updates can change the story. In FEMA MSC, look for panels, products, or recent dates in the community mapping information.
Pull recent flood and severe weather history using NOAA Storm Events
Search the county and time period to see documented flood events and narratives. It is not perfect, but it provides a real event log. NOAA Storm Events Database
Ask for the seller’s loss history and flood disclosures (in writing)
Focus on water entry, sewer backup, foundation drainage work, and any insurance claims. Keep the request in email for clarity.
Pull permits for flood-related repairs or drainage work
Permits can reveal repeated repairs, sump installs, drain work, or rebuilds after a known event.
② On-site water pathway clues (what to look for in one visit)
Walk the yard and trace where roof water goes
Downspouts that dump near the foundation are a repeat-loss pattern. If you see splash marks, soil washout, or rutting, treat it as a real signal.
Look for low spots that trap water near the house
Depressions near walls, sagging sidewalks toward the home, or a driveway that funnels water to a garage door are common entry routes.
Scan foundation walls and baseboards for past water lines
Look behind stored items, in closets, and in garage corners. Water lines, swelling, and repeated paint touch-ups are often visible if you look low.
Basement smell test: musty odor is a data point
A persistent musty smell can indicate chronic moisture. If it is “freshly painted” plus musty, push harder on drainage details.
Check the sump setup, not only whether it exists
If there is a sump, look for backup power, alarms, and a discharge route that moves water away from the foundation. A single pump is a single point of failure.
Ask where the sewer cleanout is and inspect the lowest drains
Sewer backup can be a separate loss category from “flood.” If neighbors mention backups, treat it as a high-impact risk to price in.
③ Neighborhood signals (the stuff buyers do not ask)
Talk to one neighbor on each side of the street
Ask two questions: “Have you ever had water inside?” and “Does the street pond after heavy rain?” Real stories show you where water actually sits.
Look for drainage choke points
Culverts, storm drains, ditches, and low intersections. If the street is crowned poorly or drains are clogged, ponding is more likely.
Check whether the home sits below nearby roads or lots
Water moves downhill. A house that is the “low bowl” may take water even when the yard looks fine.
④ Insurance reality (quote it before you offer)
Get a flood insurance quote using the actual address
Do this before you remove contingencies. FloodSmart notes lender requirements can apply in Special Flood Hazard Areas, and some lenders require flood coverage even outside those areas. FloodSmart
Confirm whether sewer backup is insured separately
Many owners learn too late that “flood,” “water backup,” and “seepage” can live in different places in a policy stack.
Ask about waiting periods and closing timing
FEMA notes NFIP policies typically have a waiting period, with exceptions in some cases. Timing can matter if your closing is soon. FEMA
⑤ Contract protections and next-step planning
Use a water-risk inspection add-on
Ask your inspector to explicitly comment on drainage, basement moisture indicators, sump setup, and signs of prior water entry.
Price the first three fixes you would do in month one
Downspouts, grading tweaks, alarms, and backflow protection are common early wins. If the numbers do not fit, the house does not fit.
Create a “day one” response plan
Know shutoffs, where water would enter first, and what you would move when a warning hits. The lowest-cost wins are often response speed and preparation.
How the score works: each checked item adds confidence. Risk flags come from the items you did not confirm. This is not a flood map. It is a “did you actually verify the important stuff?” meter.
Your progress and risk flags
Checklist completion
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If you discover mold or repeated dampness after a flood, CDC guidance emphasizes using appropriate protective equipment and safe cleanup practices. Source: CDC mold cleanup guide.
Copy-ready questions for the seller, agent, or property manager
Use these as written. Keep answers in email. You are not being difficult. You are buying the most expensive thing most people ever buy.
- Water entry: Has water ever entered the home, garage, crawlspace, or basement? If yes, when, how deep, and from where?
- Sewer backup: Has there ever been a sewer backup or drain overflow? Any slow drains during storms?
- Claims: Any insurance claims related to water, flooding, storm damage, or mold? What was repaired?
- Drainage work: Any grading, French drains, sump installs, backflow valves, or foundation waterproofing? Who did the work and when?
- Repairs: Any drywall, flooring, baseboard, or cabinet replacements due to water?
- Map changes: Has the property’s flood zone designation changed during ownership?
- Utilities: Where are the electrical panel, HVAC equipment, and water heater located? Any water damage history?
- Neighborhood: Does the street pond? Any known drainage issues or city projects nearby?
Official map lookup: FEMA Flood Map Service Center. Event history: NOAA Storm Events Database.
Quick budget stress test (optional)
This is not a quote tool. It helps you sanity-check whether flood-related costs could break your monthly budget.
