Moving from Seattle to Tucson? A Few Water and Flood Questions to Ask Before You Buy
Guest post by Robert Murphy, The Flood Nerd
If you're moving from Seattle to Tucson, you're probably looking forward to less rain.
A lot less rain.
Jason has already written about the bigger changes buyers should expect when moving from Seattle to Tucson.
I want to add one more thing to that list.
Water.
Yes, I know.
You moved to the desert, and the Flood Nerd showed up to talk about flooding.
But here's the thing: Seattle and Tucson both deal with water. They just deal with it in very different ways.
Seattle Rain Is Different From Tucson Rain
In Seattle, rain is part of daily life.
You see wet streets, soaked yards, full gutters and damp soil.
Tucson is different.
It may stay dry for a long time. Then a monsoon storm can drop a lot of rain very fast.
The ground may not soak it up right away. Water can move across streets, yards and dry washes.
That is why a dry wash should not always be ignored.
It may be dry when you tour the house.
The real question is what happens when a big storm hits.
Look at the Yard
You do not need to be a flood expert to look for a few basic things.
Walk around the property.
Does the yard slope toward the house or away from it?
Are there low spots near the home or garage?
Where do the gutters and downspouts send water?
Is there a wash or drainage area nearby?
You are not trying to solve every water problem during a showing.
You are just looking for things worth asking about.
Check the Flood Map
Next, check the address.
FEMA flood maps can show how the property is mapped for flood risk. Pima County also has local flood and drainage information.
The flood zone is important, but it is not the whole story.
A home can be outside a high-risk flood zone and still have water or drainage problems.
That is why I like to use both the map and what we can learn about the house itself.
Ask About Past Water Problems
The seller's disclosures may tell you if the home has had water problems before.
Look for things like:
Past flooding
Water in the home or garage
Drainage repairs
Grading work
Problems with nearby roads during heavy rain
Your real estate agent and home inspector can help you decide if anything needs a closer look.
Check the Insurance Before Closing
This is where I put on the Flood Nerd hat.
Do not wait until the last few days before closing to learn that flood insurance is required.
Find out early.
If your lender requires flood insurance, you will want to know the cost before you buy the home.
Even if it is not required, you can still ask what coverage would cost.
Most homeowners insurance policies do not cover flood damage. Ask your insurance agent about separate flood coverage and when it would take effect.
Getting a quote does not mean you think the house will flood.
It just gives you one more piece of information before you make a big decision.
You May Have More Than One Choice
Many buyers think flood insurance means one policy from one place.
That is not always true.
The National Flood Insurance Program, or NFIP, is one option.
Private flood insurance may also be available.
The price and coverage can be different.
That is why I like to compare the options for the actual property instead of guessing. If you are financing the purchase, confirm that any policy you choose meets your lender's requirements.
If you want to learn more, my Arizona flood insurance guide is a good place to start.
A Simple Tucson Water Check
Before you buy, I would make sure you know:
How the yard drains
Whether there is a wash or drainage area nearby
What the flood map shows
Whether the home has had past water problems
Whether your lender requires flood insurance
What flood insurance would cost
That is really it.
You do not need to be afraid of buying a home in Tucson because of rain.
You just need to understand how water works differently here.
Seattle teaches you to respect water because you see it all the time.
Tucson teaches you to respect water even when you don't.
If you're planning the move, Jason's Seattle-to-Tucson relocation guide covers many of the other things worth knowing before you trade the Pacific Northwest for the Sonoran Desert.
Then you can get back to the fun part — finding the right Tucson home.
