Fall in love with a house in a flood-prone neigborhood - Taylor lake village - Seabrook (Houston: buy, live)

[MNCold]

I actually have another question - What would happen if the house actual get flooded? I have never lived in a flood zone before so I don't know what is the impact to a house if flooded. The house was pretty much on tile more, except on one room that was carpeted. Is it a matter of cleaning the house and replace carpet or there are many more problem aftermath?

[texas7]

Originally Posted by houstonfan

I wouldn't do it. Find out who the builder was and see if you can find similar plan in another neighborhood. Are you sure you weren't swayed by the nice staging? I've seen exact floor plans but one house I fell in love iwth immediately while the other, so-so. They felt vastly different due to the soothing paint colors, scent, decor suited my style.
Another way to look at it, if all the other houses in that hood flooded, chances are resale in that area will be tough and prices will start dropping, so that's a return on investment risk in addition to actual flooding risk. Also, what will your flood insurance cost you?

Part of what makes that area appealing isn't the houses or the floor plan the actual area -- it is just unique from the standard burbs. It just feels good and that is probably what grabbed her and that it was for her. I know people who have driven through that area and El Lago and after one drive through - they say they want to live there - older homes but the area just appeals. To others, they want no part of being anywhere near that close to the water. That area is known to be a flood area and hasn't hurt the resales - it takes a certain buyer and they are out there.

[RTFI]

This is a link to the FEMA flood maps of the area. I think this panel is the area you are searching within.

http://www.dodson-hydro.com/efloodma...unty/1085B.jpg

Dark shaded = 100 yr. flood plain - really means 1% chance any year.
Light shaded = 500 yr. flood plain - 0.2% chance any year.

Stay far away from AE or VE labelled areas. Those are established flood areas with wave action, which incorporates most of Seabrook.

I looked over there in El Lago and Taylor Lake areas back in 2008, but settled on a high and dry place further into Clear Lake. The one area in Taylor Lake I looked at was actually in a clear (unshaded) area, but I have no idea how it fared during Ike.

If you are in any shaded area, you will be required to have flood insurance. Note, however, that there are some unshaded areas around there, although few and they are small. Choose carefully.

[MNCold]

RTFI - Here's the error that I got when trying to click the link. Can you re-post the link?

Texas7 - Yes, I really like the neighborhood and the feel of it as well. It reminds me of my old neighborhood in Minnesota.

[Sunderpig2]

Originally Posted by MNCold

I actually have another question - What would happen if the house actual get flooded? I have never lived in a flood zone before so I don't know what is the impact to a house if flooded. The house was pretty much on tile more, except on one room that was carpeted. Is it a matter of cleaning the house and replace carpet or there are many more problem aftermath?

This is something that needs to be researched; seriously and thoroughly. A flooded home is much more than just cleaning the house and changing the carpet. One of the biggest issues is mold (including "black mold"). You have to tear out the walls and redo them. You can't leave wet walls (and wood?), or you will have serious mold and air health issues.

I'm no expert, but I've heard horror stories of what's involved in undoing the damages from home flooding.

[DanielWayne]

Originally Posted by MNCold

I actually have another question - What would happen if the house actual get flooded? I have never lived in a flood zone before so I don't know what is the impact to a house if flooded. The house was pretty much on tile more, except on one room that was carpeted. Is it a matter of cleaning the house and replace carpet or there are many more problem aftermath?

My parents house was buzzed by Rita and flooded by Ike. They lived with my sister for a few months, and finally got a FEMA trailer so they could have some privacy. The house was on cinder blocks, and still was flooded over the outlets. They had to completely gut the flooring (remove the floor completely and start over) and have new electrical wiring installed. It was an extremely long process since contractors seem to work on their own schedule and not the one you agree to. Also if you want insurance to cover the damage, you have to wait and wait for their process, too. Plus there were tons of fly-by-night people you have to watch out for that want to take your money claiming to do cheap clean up labor. Some are legit, but some try to profit off of flood victims misfortune. Restoring a house after a flood takes a team of people, and it takes months unless you are already a skilled handyman.

[cheryjohns]

Originally Posted by Sunderpig

This is something that needs to be researched; seriously and thoroughly. A flooded home is much more than just cleaning the house and changing the carpet. One of the biggest issues is mold (including "black mold"). You have to tear out the walls and redo them. You can't leave wet walls (and wood?), or you will have serious mold and air health issues.

I'm no expert, but I've heard horror stories of what's involved in undoing the damages from home flooding.

Originally Posted by DanielWayne

My parents house was buzzed by Rita and flooded by Ike. They lived with my sister for a few months, and finally got a FEMA trailer so they could have some privacy. The house was on cinder blocks, and still was flooded over the outlets. They had to completely gut the flooring (remove the floor completely and start over) and have new electrical wiring installed. It was an extremely long process since contractors seem to work on their own schedule and not the one you agree to. Also if you want insurance to cover the damage, you have to wait and wait for their process, too. Plus there were tons of fly-by-night people you have to watch out for that want to take your money claiming to do cheap clean up labor. Some are legit, but some try to profit off of flood victims misfortune. Restoring a house after a flood takes a team of people, and it takes months unless you are already a skilled handyman.

Both true - which is why I personally would avoid high-risk areas.

[texas7]

The water gets in the walls, so you have to have a company come in and dry your structure with dehumidifiers, blowers, etc. They cut out the sheetrock so many inches or feet above where they find any moisture and wash the structure with antimicrobials and make sure it is thoroughly dry before they put in sheetrock, float and tape, etc. Then you replace flooring, cabinets, furniture, etc. It's a lot of work and some people are up for it whereas others find it too traumatic. My relative in Conroe - floods up the light switches. Rebuilds and home looks fabulous - I think they have had 4 or 5 floods in the past 25 years.

[MNCold]

Thanks all for the information. It's that bad, huh. I guess I will do some additional research.

Texas - Your relative's house in Conroe get flood? That's pretty up north from the beach. How come?

[texas7]

Very near the San Jacinto river -- enough inches of rain and several feet of water in the home.