U.S. CitiesCity-Data Forum Index
Go Back   City-Data Forum > U.S. Forums > Illinois > Chicago Suburbs
 [Register]
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
View detailed profile (Advanced) or search
site with Google Custom Search

Search Forums  (Advanced)
 
Old 11-13-2011, 12:52 PM
 
1 posts, read 2,428 times
Reputation: 10

Advertisements

We've been looking into buying a house in Elgin. We found one house my dad really likes, however, I'm concerned with flooding. The house is only about 100 yards from the Fox River, on a side street just off of Wellington Avenue. Does that area tend to flood? If so, how much/how frequently?

I looked up the flood maps and the house is located in the "1% annual flood chance" area. It seems like a low chance, but still, it's only a 100 yards from a river. What does this designation really mean?

I'd appreciate input form people familiar with the area.

Thank you.
Reply With Quote Quick reply to this message

 
Old 11-13-2011, 01:21 PM
 
Location: Not where you ever lived
11,544 posts, read 25,080,965 times
Reputation: 6183
A Hundred yards is 300 feet. If the house is not above flood stage and if the house is not on some type of rise such as a small hill there is a 1% chance it might flood wwich is why you are probably eligible to by flood insurance from the government. If the first floor of the house is also 3 blocks or 24" above ground level that is even more protection for the house and contents. It will not protect a basement from taking on water, but otherwise you probably won't have many problems. If you see a sump pump in the basement you can almost guarantee the basement takes on water or "floods" from time to time. However there are basements that flood that do not have a sump pump. Look for water stains on the basement walls.

"Flood" is a selective term. Where I live every basement in town 'floods' when it rains. The worst flood I ever had was about 1.5 inches deep.

Last edited by linicx; 11-13-2011 at 01:37 PM..
Reply With Quote Quick reply to this message
 
Old 11-13-2011, 03:15 PM
 
Location: Sugar Grove, IL
3,131 posts, read 10,270,546 times
Reputation: 1604
You might go back and review news articles from the Courier News. see what type of news reports that they have on flooding.
Reply With Quote Quick reply to this message
 
Old 11-14-2011, 06:31 AM
 
Location: Chicago
2,883 posts, read 3,843,606 times
Reputation: 2743
Check out this link from the city of Elgin about some flooding in 2007 City of Elgin, Illinois - Official Website. It's got a map of some areas where they were having special waste pickups due to flooding. You could also call the city's building department or ask the seller or the neighbors.
Reply With Quote Quick reply to this message
 
Old 11-16-2011, 06:19 PM
 
5,640 posts, read 16,929,451 times
Reputation: 3963
Do they require you to carry flood insurance? The only way to know for sure is FEMA maps. Available online. We live on the fox river south of there, I did not hear of much flooding in 2007 if any in Elgin - mainly south of there in st. charles township and upriver towards algonquin and there. You would want to check 2007 august/sept papers for news as that was the last big flood.

Look for signs of flooding, also if there were lots of repairs and replacements in 2007 you might assume that these were because of a flood.

We live on the fox river, required to carry flood insurance and have never flooded.
Reply With Quote Quick reply to this message
 
Old 11-16-2011, 06:34 PM
 
Location: Not where you ever lived
11,544 posts, read 25,080,965 times
Reputation: 6183
Your insurance agent can tell you IF you fall in the IL flood plain. If so, you are required to buy flood insurance. it is my understanding that flood insurance does not cover contents in a basement.
Reply With Quote Quick reply to this message
 
Old 11-17-2011, 06:16 PM
 
Location: Barrington
41,862 posts, read 31,725,984 times
Reputation: 14079
Seller is required to disclose if house or part of lot is in a flood plain. If they have not, ask them to do so and get it in writing.

Unless you are a cash buyer, your lender will require such insurance if the house is in a flood plain.
Reply With Quote Quick reply to this message
 
Old 11-18-2011, 05:11 AM
 
5,640 posts, read 16,929,451 times
Reputation: 3963
fyi: yeah our yard is in a flood plain we never flooded in 20 years and 2 big floods. In laws, are the same, on the river, they have flooded 3x already in the same period in which they had to gut part of their house. Look at the repairs, I have seen a lot of houses put on the market that I know for a fact got flooded and you look at the repairs and they were done in 2007/early 08.
Reply With Quote Quick reply to this message
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.

Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.


Reply
Please update this thread with any new information or opinions. This open thread is still read by thousands of people, so we encourage all additional points of view.

Quick Reply
Message:


Options
X
Data:
Loading data...
Based on 2000-2016 data
Loading data...

123
Hide US histogram

Over $104,000 in prizes was already given out to active posters on our forum and additional giveaways are planned!

Go Back   City-Data Forum > U.S. Forums > Illinois > Chicago Suburbs
Similar Threads
Follow City-Data.com founder on our Forum or

All times are GMT -6.

2005-2018, Advameg, Inc.

City-Data.com - Archive 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35 - Top