Recently, I spent a few days at the Jersey Shore, specifically Long Beach Island, and it really got me thinking about the risk of standing water when buying a home. While driving around, I found myself dodging massive puddles of seawater—just from the tides. No storms, no hurricanes, just the power of the moon combined with rising sea levels.
Talking to a local resident, they told me it can get much worse. Sometimes, the water reaches knee-deep levels, and this wasn’t even a storm situation. Yet, the island is packed with multi-million-dollar homes, and new builds are everywhere—many of them on stilts. But here’s the big question: Would you buy a home where standing water is just a part of life?
1. The Real Estate Risk Is Real
As a Realtor in Arvada and the Denver metro area, water damage is a topic that comes up with clients all the time, especially as we see more extreme weather events. Whether it’s a leaking roof due to hail and wind damage or basement flooding after a particularly wet spring, the risk of flooding and water damage should be understood by homebuyers and homeowners alike.
If you’re thinking about buying a home, here are a few things to keep in mind:
- Flood insurance: You’ll likely need it if the home you’re buying is in a flood zone. Standard homeowner’s insurance does not cover flood damage, and flood policies can be costly depending on the flood risk in your area.
- Maintenance costs: Water damage can lead to ongoing issues with mold, foundation cracks, and structural problems. Even homes built on stilts or raised foundations aren’t immune to long-term impacts. A solid home inspection, combined with routine maintenance, is essential.
- Resale value: Selling a home in a flood-prone area can be challenging. Buyers may hesitate due to potential risks, and some may not qualify for a mortgage if the flood risk is too high.
Fortunately, the Denver metro area doesn’t have the same widespread flood-prone areas as coastal regions like the Jersey Shore. But that doesn’t mean water risk should be ignored.
2. Why Standing Water Is A Matter for Colorado Buyers
While we don’t deal with ocean tides in Denver or Arvada, standing water risk is still something buyers need to consider. Properties near rivers, creeks, or low-lying areas can face similar challenges, particularly as climate change intensifies and severe weather incidents become more common. Even urban flooding in city streets and neighborhoods that typically wouldn’t see water issues can occur during extreme downpours.
For example, in the Denver metro area, areas close to the South Platte River, Clear Creek, or low-lying zones in suburbs like Thornton or Commerce City can experience water pooling after heavy rains or snowmelt. Buyers need to be proactive in understanding flood zones, drainage issues, and how to protect their home against potential water damage.
3. Long-Term Home Protection Strategies
Buying a home in a potential flood-prone area doesn’t necessarily mean you should walk away. Many homes have been designed or retrofitted to mitigate water risks. Here are some key strategies to protect your home investment:
- Landscaping for drainage: Ensure your property is graded properly to divert water away from the home. Swales, French drains, and rain gardens can all help manage water runoff, preventing pooling around the foundation.
- Foundation and basement waterproofing: If your home has a basement, consider installing a sump pump or backflow valve to prevent water from entering. Waterproofing the basement is a must, especially in areas where groundwater levels rise after heavy rains.
- Elevated electrical systems: Homes in flood-prone areas should have electrical outlets, wiring, and major systems (like HVAC and water heaters) elevated off the ground to prevent damage in the event of flooding.
4. The Importance of Flood Insurance
Flood insurance is often overlooked by homebuyers until they realize they need it. In Colorado, many homeowners mistakenly believe they are exempt from flood risks simply because we’re a landlocked state. However, flood risks are not exclusive to coastal areas. Flash floods, snowmelt, and extreme weather events can all trigger water issues in areas that historically haven’t seen them.
- What does flood insurance cover? Flood insurance typically covers both the structure of your home and your personal belongings, up to the policy limits. It’s essential to understand what’s included and excluded, as some policies might not cover basement contents or certain types of water damage.
- Who needs flood insurance? If you’re in a designated flood zone, your mortgage lender will likely require you to carry a flood insurance policy. However, even if you’re outside of these zones, it’s worth considering flood coverage as an extra layer of protection.
5. How Water Risk Impacts Resale Value
Homes in flood-prone areas, while often more affordable upfront, can have lower resale value due to the perceived risk. Buyers may hesitate, especially if they’ve had past experiences with water damage or are concerned about the financial burden of flood insurance and repairs.
In Colorado, this risk might not be as prominent as in coastal or low-lying areas, but buyers are becoming increasingly cautious. Working with a real estate professional who understands the local market and environmental risks is crucial. This is where the role of a trusted real estate advisor comes in—helping you assess the property’s long-term investment potential, including any environmental factors that could affect resale down the road.
6. First Days as a Homeowner: Essential Tips to Protect Your Investment
The first days and months after buying a home are critical in setting yourself up for long-term success. If you’re purchasing a property where water risk is a concern, start by implementing preventative measures to protect your investment. A few key tips:
- Get a home inspection: A comprehensive home inspection, especially focused on water risks like foundation cracks, roof damage, and basement moisture, will give you a clear idea of potential problems.
- Maintain the roof and gutters: Regularly inspect your roof for any damage, particularly after storms. Clean gutters and downspouts to ensure water is being directed away from your home’s foundation.
- Create a flood preparedness plan: If you live in an area prone to heavy rains or near a body of water, having a flood emergency plan in place, including sandbags or flood barriers, can help minimize damage.
7. Colorado’s Changing Climate and Future Risk
Climate change is no longer a distant future problem—it’s impacting real estate decisions today. Even in regions that historically haven’t experienced significant flooding, like Colorado, the increasing frequency of extreme weather events makes it essential to assess long-term risks. Understanding local climate trends, flood mapping, and potential future zoning changes is a part of being a savvy homebuyer.
Let Dempsey Group Guide You to a Secure Your Investment
Whether you’re buying or selling in the Denver metro area, Dempsey Group is here to help you navigate the process with confidence. We specialize in helping clients understand the environmental factors, including water risks, that can impact their real estate investment. Don’t let the unknowns derail your homeownership dreams— contact my website at the Dempsey Group today, and let’s work together to find your ideal home without the risk of water headaches down the line.
If you are looking for daily insight and tips on today’s market, follow Lauryn Dempsey on LinkedIn. If Lauryn can help you strategize your next steps in real estate in the Denver Metro Area or elsewhere across the U.S., please book a call!