What to Check When Buying Property in a High Risk Flood or Bushfire Zone (NSW Guide)
- Tanya Spencer
- 1 day ago
- 2 min read
Buying a home or investment property in New South Wales? With the rise in extreme weather events, it’s more important than ever to check whether a property is located in a high-risk flood or bushfire zone. Properties in these areas can still make great homes or investments but you need to be aware of the risks, responsibilities, and extra costs that come with them.
This blog explains, in simple terms, what to look out for when buying a property in a flood-prone or bushfire-prone area in NSW.
Request a Section 10.7 Planning Certificate
Before you buy, you can request a Section 10.7 Certificate from the local council. This official document outlines how the property is zoned and whether it is:✔ In a flood risk area✔ Located in a bushfire-prone zone✔ Subject to any natural hazard planning restrictions
Look for Council Flood and Bushfire Maps
Most local councils in NSW provide online risk maps or overlays that show high, medium, or low-risk zones for floods or bushfires.
What to check:
Past flood events or bushfire history in the area
Proximity to creeks, rivers, bushland, or national parks
Elevation and drainage of the land
Property’s construction standards and upgrades
💡 If in doubt, contact the local council's planning department for details specific to that address.
Understand Construction and Building Requirements
If the property is in a designated flood or bushfire zone, there may be:✔ Restrictions on renovations or extensions✔ Requirements for bushfire-resistant materials✔ Guidelines under the Bushfire Attack Level (BAL) system✔ The need for a Flood Emergency Response Plan
💡 BAL Ratings range from LOW to FLAME ZONE, with higher levels requiring more expensive construction or materials.
Factor in Insurance Costs
Insurance premiums can be significantly higher for properties in flood or bushfire-prone areas.
✅ Before buying:
Contact insurers to get quotes
Ask if flood or bushfire events are excluded or capped
Check what excess applies for natural disaster claims
Confirm cover for loss of use, temporary accommodation, and rebuild costs
Review the Contract of Sale Carefully
Your conveyancer will review the contract and alert you to any clauses or warnings about natural hazards, such as:✔ Disclosure of past flood damage✔ Fire zoning notations✔ Any pending council orders for compliance✔ Risk-related easements or restrictions on the title
Know What You Can (and Can’t) Build or Modify
In high-risk areas, certain structures or modifications may be restricted or require special approvals.
✔ Thinking of adding a pool, deck, or granny flat?✔ Planning a renovation?
You must check what development controls apply based on the property’s zoning and hazard classification.
Check the History of the Property
Ask the agent or vendor:✔ Has the property ever flooded or suffered fire damage?✔ Have there been recent insurance claims?✔ Were repairs done professionally and certified?
💬 While sellers must disclose known issues, always do your own research and rely on independent reports.
Final Thoughts: Be Informed, Not Alarmed
Buying property in a flood or bushfire zone doesn’t mean you shouldn’t go ahead it just means you need to do thorough checks, understand the risks, and be sure it’s the right fit for your goals.
At SL Conveyancing, we’ve been helping buyers across NSW for over 21 years, reviewing contracts and council reports to ensure our clients make informed decisions before signing.
📞 Need a fast, clear contract review?
Contact SL Conveyancing today for expert advice and fixed-fee service whether you're buying in a rural town or coastal floodplain.
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