If I hadn't opened my big mouth, I'd be writing a contract instead of a blog post!

There is this couple I’ve been working with. I’m their second agent, and a dear friend and veteran of many buying and selling transactions as a client referred them.

By the time I met them, they had found a neighborhood they liked in Northern Virginia. Since I’d not familiar with this subdivision, I took a couple of hours to blitz every house in the neighborhood that was currently listed, and there were two standouts listed well within their comfort zone for price. We went back together, and they really liked one of them. Yesterday, we went back for a second time, and they decided that, yes, it’s Dream House.

We went over the listing information (it hadn’t been out on the previous visits) including a survey, and something caught my attention. There was a creek forming the boundary of the back yard.

“Is this in a flood plain?” I asked out loud.

Well, there was a survey from when the current owners bought the place that said it was not in a FEMA-designated flood zone. And most agents would have left it at that.

But I am the daughter of the guy who headed the office at the US Geological Survey that was responsible for designating flood plains, and the type (10-year, 50-year, 500-year, etc.). I knew a little bit about it from dinner table conversations. And I knew that the survey was dated 1999, and the maps were redrawn every 2 or so years, and there’s a creek not all that far from the back door. It was like my father’s voice was calling down from heaven, “Check the maps!”

On my advice, the buyers decided to do some homework on flood plains. And after a couple of phone calls, they found out that, yes, the house is in a 100-year flood plain - not just the back yard, but about 10 feet of the rear of the inside of house. They were informed that a lender would require them to obtain flood insurance as a condition of making the loan.

So, we just concluded a discussion about what the risks were.

* If they had to buy flood insurance, what would it cost?
* If the creek did flood the house, how much would they likely have to pay to clean it up?
* Are the risks of a house built on a flood plain having the basement flood out any greater than having any other house’s basement flood? (My basement has flooded 3 times in the 20-some years I’ve lived here, and I am nowhere near a creek or stream.)
* Were there ways to mitigate the risks - taking up carpet and putting down ceramic flooring?

But the space in the fully-finished walk-out basement was one of the big attractions. So, they changed their minds about this super adorable house that, except for this one little thing, was completely perfect. It was more than completely perfect.

And I have to ask myself if I really did the right thing. Did I over-react? Chances were they would have lived in a home they loved for decades with no water in the basement.

And in this part of the country, we’re starting to wonder if it’s ever going to rain again!

Comments

[Margaret Woda]

Yes, OF COURSE you did the right thing! Yet again, the voice of experience makes a difference in the lives of our clients. Don't worry, you'll find something else for these clients. Great job, Pat! I can't imagine referring any D.C. clients to another agent - you are the best.

[Jeff Selan]

The service you provided likely won a customer or two even if you didn't land that contract. I always love stories of Realtors doing the right thing! Great job!

[Heide]

but of course you did the right thing. and with the current weather pattern IT WILL FLOOD SOON.

when i first moved to our neighborhood my basement did not flood for years but then it did....i have not carpets there...

[Dave Blockhus]

Pat, You know you did the right thing. An agent with less experience might have rolled the dice. You listened to that voice in your head and only delayed the close on a house for this client. Think how many referrals you will get because you spoke up and warned then of the potential problems. Its nice to hear about success stories from agents who are in it for the long term. I think its great that they listened to your advice. Continued success.