The tell-tale signs of flood-prone property

Inclement weather will reveal what would have otherwise stayed hidden during the dry season. Property experts stress to Inquirer Property this week that this is the best time to check for soil erosion, poor sewerage and drainage systems, overflowing creeks, rivers or lakes near the site, siltation problems, water ceilings and water leaks of existing structures.

1.Spot the leaks, and show them to your agent. National Real Estate Association board vice chairman Alejandro S. Mañalac suggests that buyers ask agents to accompany them during these inspections, as this would also be a good test of their reliability and dedicated service to their clientele.

Forensic architect Froilan L. Hong says leaks at window sills are normally caused by driving rains during storms and typhoons, which means the window sealant used is ineffective.

2.Be wary of the toilet. Hong advises property buyers to observe ground floor toilets. If the water goes up before flushing down, this may mean septic tank effluents are prevented from coming out because of floodwaters.

A year ago, Mañalac urged sellers, including developers, to provide a disclosure statement to buyers containing all the important details about the property –including the orientation, type of soil, description of land, geological and development history. He notes this procedure is now being practiced by some developers.

“Hopefully, in the near future, the government will really require this with very specific items which the sellers have to disclose prior to the consummation of a sale,” says Mañalac, who is now also the vice president for sales of Eton Properties Sales Corp.

3.Note the watermarks. Hong says water marks on the ceiling would mean there are leaks, while water marks on the floor may mean water has been seeping into the floor joints, or at the joint between the floor and the wall.

Architect Edilberto J. Morcilla suggests that buyers look for flood markings on nearby fences or walls, or even on the tree trunks around the vicinity after heavy rains.

4.Peek into drainage manholes. Buyers must also look into drainage manholes, ideally after heavy rains, through the scupper, to find out whether the drainage line is running smoothly. Morcilla says still water in drainage manholes could mean constricted or clogged drainages. This may also mean that it’s just a maintenance problem, but buyers must demand proper maintenance to be done first before the sale is made.

Green Architect columnist Amado de Jesus tells Inquirer Property in an interview that the rainy season is the best time to check for soil erosion. “If the next lot is higher, especially at the back, where does water flow? Does it flow into your lot?” According to De Jesus, a flood that occurs in a subdivision with poor drainage systems can overflow into another community near it.

5.Look up, check the roof. Hong says flapping roof sheets caused by strong winds, and clogged gutters could be another tell-tale sign of an unreliable house during foul weather.

6.Check nearby bodies of water. “If a river or creek is abutting the property, try to see some fresh soil erosion which could give you a visual clue on the kind of soil composition there is. Bear in mind also that embankment protections (retaining walls/riprap) when necessary, are very expensive. This will be an additional cost to you. Information about the creek or river can also be obtained from the local government’s engineering office,” Morcilla says.

7.Ask the neighbors. Still, one of the best ways to know if the area is prone to flooding is to ask the people living in the vicinity.

8.Mud on the road. Former Inquirer Property columnist Alexis A. Acacio, a civil engineer, once wrote that visiting the site during the rains would not only show the area’s traffic behavior during the rainy season, it would also show if the roads have a siltation problem. Mud on the road is a tell-tale indication of the “looseness” of the soil where the road is situated. One should first look at the “ingress and egress” (entry and exit) of the location, or the accessibility of the location as access roads are as important as the site itself.

9.High houses. Two tell-tale signs of chronic flooding in the area are the presence of sandbags and unusually elevated homes.