Purchasing property, especially a house, is one of the most important decisions in our lives. A critical factor that we often overlook is the location of the plot or building in relation to floodplains. Despite technological advances and developed flood protection systems, we cannot rely on the assumption that a flood will not occur in a floodplain. Therefore, we urge you to check whether your dream property is at risk of flooding.

What are floodplains

Floodplains are areas where there is an increased risk of flooding. According to Article 16, Section 34 of the Water Law Act of July 20, 2017 (Journal of Laws 2017, item 1566, as amended), areas of particular flood risk are those where the probability of flooding is medium (1 percent) or high (10 percent). These areas include land between the shoreline and the flood embankment or natural high bank, where a levee has been built, as well as technical zones, islands, and sedimentation areas. In practice, these zones are often located near rivers and lakes.

How to check the area before buying

Before purchasing a property, it is worth using available tools to check whether the plot you are planning to buy is in a floodplain. Nationally, Polish Waters provides flood hazard and risk maps. These maps allow you to easily locate your town or municipality and check whether a specific area is marked as flood-prone, as well as the level of risk.

These maps were created as part of the ISOK project (National Protection Information System), which aims to protect against extraordinary threats. Users can also check specific sections of rivers. Flood hazard areas are marked in blue, and in cities, additional information such as water flow speed and flood depth is provided.

Despite the wide range of data, the platform still lacks detailed analyses regarding areas at risk of dam failure. Such information would be valuable in making informed decisions about property purchases.

In addition to the Polish Waters platform, other services such as e-mapa.net and municipal or local map portals can be helpful. It is also advisable to consult with the local municipal or city office, where detailed information about spatial development plans and flood risk in a given area can be obtained. Consulting specialists who can analyze the land for construction suitability is also a good solution.

Floodplains and regulations

Since January 1, 2018, new regulations regarding construction in flood-prone areas have been in effect in Poland, stemming from the Water Law Act. According to these regulations, construction on areas with a flood risk of at least 1 percent is generally prohibited. This means that in areas where the probability of flooding is at least 1 percent, construction work and activities that could increase flood risk or hinder flood protection are prohibited. The institution responsible for overseeing these regulations is Polish Waters, which reviews development conditions decisions for such areas. Municipalities are required to consider flood hazard maps in their local spatial development plans.

In practice, however, these regulations are not always strictly enforced. As shown by recent years’ experience, floodplain areas, which were once left to nature, are increasingly becoming sites for new investments. This inevitably leads to conflicts with nature, resulting in more frequent and severe flood damage.

Think twice before buying

Although plots in floodplains often tempt with their picturesque location near rivers or lakes and lower prices, purchasing and building on them carries real flood risks. In Poland, local floods and inundations occur almost every year, causing significant material damage. Despite efforts to control rivers through the construction of levees and river regulation, rivers remain powerful natural forces. It is important to remember that in the event of major floods, water often returns to old floodplain areas, causing extensive damage.

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