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HouseWorthy · Property intelligence

Reading a FloodWise Property Report.

A practical guide to property-related flood information and the further checks it may require.

Brisbane flood information

A Brisbane City Council FloodWise Property Report provides property-related flood information. It can include a flood summary, estimated levels, historical flood information, aerial mapping and technical planning information where available.

Property identity

Start with the correct property

Confirm that the address and lot shown in the FloodWise report match the contract, current title search and registered plan. A property can comprise multiple lots, and the information may differ across the land.

Complete review

Read every section

Do not rely only on the first map or summary. Review the flood summary, available level information, historical information, aerial mapping, technical information and property-development flags.

Probability

Understand AEP

Annual Exceedance Probability describes the chance that a defined event could be equalled or exceeded in any year. It does not mean an event will occur only once within a fixed number of years.

Different flood sources and probabilities may need to be considered.

Levels

Treat levels carefully

Flood levels, ground levels and indicative floor information serve different purposes. Do not infer an actual finished-floor level, building immunity or compliance from an indicative mapped value.

A site and floor-level survey may be required where levels are material.

Wider context

Look beyond one mapped extent

A property outside one displayed extent is not necessarily free from flood or drainage risk. Review relevant flood types, overland flow, local drainage, surrounding topography, access routes and available historical information.

Separate decisions

Planning and insurance differ

Planning information does not determine whether insurance is available or affordable. An insurance assessment does not determine planning or building requirements.

Obtain current advice from the council, proposed insurer and appropriately qualified specialist.

When further investigation may be appropriate

  • The property or its access is affected by mapped flood information.
  • Flood levels or floor heights could affect the intended use or development.
  • Observable evidence indicates past inundation, ponding or inadequate drainage.
  • The property relies on low-lying access.
  • Flood information differs between sources.
  • Insurance availability or cost is material to the purchase.

A hydraulic engineer, cadastral surveyor, town planner, building certifier, drainage specialist or insurer may be appropriate depending on the question.