The Environment Agency’s latest National Flood Risk Assessment indicates that around 6.3 million properties in England are in areas at risk from rivers, the sea, surface water or a combination of these sources. Around 4.6 million are in areas at risk from surface water flooding, a growing issue in built up areas.
Even people living several floors above ground level can be affected if entrances, lifts, electricity supplies, car parks or communal areas flood. For residents, leaseholders, landlords and managing agents, being prepared can limit damage and smooth the way for recovery. Understanding the risks and having a plan before heavy rain arrives can therefore make a considerable difference.
Understanding the Different Types of Flooding
Flooding can reach a residential block in several ways.
- Surface water flooding happens when heavy rainfall cannot drain away quickly enough. Roads, courtyards and car parks can fill with water, which may then enter ground-floor areas and basements.
- River flooding occurs when a river bursts its banks following heavy or sustained rainfall. Blocks close to rivers and other watercourses may be particularly vulnerable.
- Coastal flooding can result from high tides, storm surges and severe weather, affecting developments close to the sea or tidal estuaries.
- Sewer and drainage flooding can occur if heavy rain overwhelms drainage networks and may even cause water or sewage to back up into properties.
Why Upper-Floor Residents Still Need to Prepare
Flooding at ground or basement level could damage lifts, electrical equipment, communal heating systems, pumps, entry systems or stored equipment. Underground car parks may become inaccessible, while flooded entrances could prevent residents from entering or leaving safely.
Damage to communal infrastructure can potentially leave upper-floor flats without power, water, heating or lift access. For residents with limited mobility, disruption to lifts or accessible entrances can be particularly serious. Flood planning therefore needs to consider the whole building, rather than simply the flats most likely to have water coming through their doors.
Know Your Building’s Risk
The government’s flood information services can help residents and building managers understand local risks. The Environment Agency also offers flood warnings for areas at risk from main rivers and the sea.
For a block, management teams should also look closer to home:
- Are basement drains regularly maintained?
- Could water flow down a ramp into an underground car park?
- Are gutters and gullies clear?
- Are plant rooms or electrical installations located below ground level?
- Has the development flooded previously?
Past incidents can provide valuable information about weaknesses that should be addressed before the next period of extreme weather.
Practical Preparation for the Building
Good routine maintenance is one of the simplest forms of flood protection. Roofs, gutters, gullies and drains should be inspected and cleared regularly. Particular attention may be needed during autumn when fallen leaves can quickly obstruct drainage. Basement pumps and drainage systems should be maintained and tested.
Where a block has previously experienced flooding, professional advice may identify suitable property flood resilience measures. These can include flood-resistant doors, non-return valves and pumps. Managing agents and directors should also consider where important records and equipment are kept.
Have a Flood Plan
Every at-risk block should consider having a simple flood response plan. This should identify who is responsible for:
- Communicating with residents
- Contacting emergency services and insurers
- Arranging contractors
Emergency contact information should be readily available rather than stored somewhere inaccessible during a flood. Residents should know how they will receive urgent updates – email, text messages or a resident portal can be useful, but consideration should also be given to people who may not use digital communication. The plan should also identify residents who may require additional support, while respecting privacy and relevant data protection requirements.
What Residents Can Do
Know the safest ways out of the building and do not assume your usual exit will remain accessible during flooding. Never enter fast-moving floodwater or attempt to walk or drive through water where the depth and hazards are unknown.
Keep important documents, medication and essential belongings somewhere accessible. Residents in known flood-risk areas may also benefit from preparing a basic emergency bag.
Know where to find contact details for your managing agent or building manager and report signs of flooding promptly. Government advice recommends knowing how to turn off gas, electricity and water supplies where appropriate and safe to do so.
Most importantly, personal safety should always take priority over protecting possessions.
Who Is Responsible During a Flood?
Responsibility will depend on the building, lease and source of the flooding. The freeholder, RMC, RTM company or managing agent will generally coordinate issues affecting communal areas and building infrastructure according to their management responsibilities. This might include arranging emergency contractors, communicating with residents and notifying the buildings insurer.
Individual residents or landlords will usually need to deal with damage to their own belongings and contact their contents insurer where appropriate.
Different public bodies also have different responsibilities. The Environment Agency manages flood risk from main rivers, reservoirs, estuaries and the sea, while Lead Local Flood Authorities manage risks from surface water, groundwater and ordinary watercourses. Sewer flooding should generally be reported to the relevant water company. Knowing these contacts beforehand can save valuable time during an emergency.
Insurance and the Aftermath
Once everyone is safe, the next step is to contact your insurer. Photographs and videos can provide useful evidence of damage. It’s best to check with the insurer before starting repairs, except where immediate action is necessary to make something safe.
Managing agents should maintain clear records of the incident, including affected areas, emergency works, contractor attendance and communication with residents.
Leaseholders should also understand the difference between buildings and contents insurance. The block policy generally covers the insured building, subject to its particular terms, while residents normally need their own contents cover for personal possessions.
Preparing Today Can Reduce Tomorrow’s Damage
Flooding cannot always be prevented, but its impact can often be reduced. Being flood-ready means knowing your risks, understanding who needs to do what and ensuring everyone can respond quickly and safely if rising water reaches your block.
Regular maintenance, clear emergency responsibilities and good communication give residents and building managers a stronger starting point when severe weather arrives.
