When buying a home, most buyers focus on location, school districts, and property value. However, in Chicagoland, there’s another critical factor to consider: flood risk. Flooding is common along rivers throughout the region, especially in lower-lying, unincorporated areas where stormwater management infrastructure may be lacking. If you’re house hunting in Chicago and its suburbs, understanding flood risks could save you from costly surprises down the road.
How to Check a Property for Flood Risks
Before purchasing a home, it’s essential to determine whether the property is located in a floodplain. One of the best resources for this is the FEMA Flood Map Service Center (https://msc.fema.gov/portal/search). By entering an address, you can quickly check if a home is in a designated flood hazard area.
Deerfield, IL: A Case Study
Deerfield, IL, is a highly desirable suburb known for its excellent school system. However, parts of the village are prone to flooding due to proximity to the Middle Fork and West Fork of the North Branch of the Chicago River. The eastern portion of Deerfield lies within the Middle Fork floodplain, while the western portion is in the West Fork floodplain.
The Village of Deerfield Engineering Department provides assistance in determining floodplain status and historical flood data. Residents can access flood maps and receive guidance on FEMA flood determinations by calling 847-317-2490 or visiting www.deerfield.il.us.
Understanding the 100-Year Floodplain
Many homebuyers hear about the “100-year floodplain” but may misunderstand what it means. A 100-year flood doesn’t mean a flood occurs once every 100 years—it means there’s a 1% chance of a flood occurring in any given year. Over the life of a typical 30-year mortgage, homes in a 100-year floodplain have a 26% chance of experiencing flooding—compared to a 4% chance of experiencing a fire. This high probability is why flood insurance is mandatory for federally backed mortgages in flood zones.
Flood Safety Tips
If you’re considering buying a home in a flood-prone area, be prepared to follow these key flood safety measures:
- Never drive through flooded roads. Most flood-related deaths occur in vehicles.
- Turn off electricity and gas if a flood is imminent.
- Avoid walking through flowing water. Just six inches of water can knock a person off their feet.
- Be cautious of contamination. Floodwaters often contain sewage and hazardous chemicals.
How to Protect Your Property from Flood Damage
If your home is susceptible to flooding, there are several proactive steps you can take:
- Apply watertight seals to basement walls and foundation cracks.
- Elevate utilities such as HVAC systems and water heaters.
- Install a sump pump with a battery backup.
- Use sandbags or temporary barriers during heavy storms.
- Consider elevating or relocating your home if flooding is a persistent threat.
Flood Insurance: A Must-Have for At-Risk Homes
Standard homeowner’s insurance does not cover flood damage. If you’re buying a home in or near a floodplain, consider purchasing flood insurance through the National Flood Insurance Program (NFIP). Even if your home is not in a designated flood zone, insurance is a smart investment, as over 25% of flood claims come from low-risk areas.
For more information, visit the FEMA Flood Insurance Program at www.fema.gov.
Final Thoughts: Do Your Due Diligence
When purchasing a home in Chicagoland, don’t just focus on school districts and home values—check the flood risk. Utilize FEMA’s flood maps, contact local engineering departments for historical data, and consider flood insurance. By taking these precautions, you can protect your investment and avoid costly flood damage in the future.