FAQs

The Flood Map: fundamentals
Property and Insurance
Flood risk information and its use
Other questions

The Flood Map: Fundamentals

1. What is the Flood Map for Scotland and what does it show?
The Flood Map for Scotland is an indicative map showing areas of Scotland which could experience flooding from rivers or the sea, or both. The map shows areas of land in Scotland estimated to bewithin the extent of flooding from these sources with an annual probability of 0.5% (1:200) or greater.

The map also shows the location and type of flood prevention schemes built since 1961. It is worth noting however, that the flood map information does not take into account the effect of these defences.

2. What doesn’t the Flood Map show?
The Flood Map provides an indication of areas likely to flood, and is not appropriate for assessing the flood risk to individual properties. The Flood Map information does not show flooding from any source other than by rivers and the sea (e.g. it doesn’t show runoff from fields) or explicitly take into account any flood prevention schemes in place.

However, information on the location of flood defences can be seen by ticking the ‘flood defence’ box on the left hand side of the map page.

3. How has the Flood Map been created?
The information about the flood risk from rivers has been created using modelling techniques to estimate the extent of a flood from all rivers where the area draining to the river is greater than 3km2. The information relating to the flood risk from the sea was created by projecting estimated extreme sea levels onto the approximation of Scotland’s coastal landscape. Both these techniques then provide an indication of where flooding is likely to occur. If you would like more technical information about the methodologies used to create these maps, please click here.

The information about the flood defences has been provided by the Scottish Government. To find out more about these, click here.

4. Does the Flood Map take into account knowledge from previous floods?
Yes, as well as using modelling techniques to produce the flood map, we also used the historical flood information we have collected from previous floods to ensure that the map is as accurate as possible.

5. How accurate is the Flood Map?
The flood map is based on the best and most up to date flooding information available and provides a high quality and scientifically robust indication, at a scale of 1:50,000, of areas which may flood. Creating a flood map is a complex and detailed process which will never be completely accurate. However, we are committed to ensuring that the information we provide is the best currently available and has been produced using industry standard techniques.

6. When and how often will the Flood Map be updated?
SEPA’s flood risk specialists will review annually whether any additional data has become available and whether it is suitable to be incorporated into the mapping process, e.g. information collected following a flood. SEPA is committed to providing the best information possible about flood risk.

Under the Flood Risk Management (Scotland) Act 2009, SEPA is responsible for producing flood hazard and risk maps showing areas which may be vulnerable to flooding from rivers, the sea or heavy/prolonged rainfall. The hazard maps produced may eventually supersede the current Flood Map. SEPA is developing its flood mapping strategy to ensure the most appropriate information is available for each purpose.

7. If the Flood Map is updated will there be information on how it was updated and what evidence was used to update it?
We have created a procedure to record all changes or updates to the flood map and why they were made. This information will be held by SEPA.

8. Why has SEPA created this Flood Map?
The Flood Map has been produced by SEPA to provide a Scotland wide picture of the areas estimated to be at risk of flooding from rivers and/or the sea. As such it will help raise awareness of flood risk and encourage both individuals and organisations to take appropriate action.

Following the publication of the National Flooding Framework in March 2000, for which SEPA was consulted, the (then) Scottish Executive commissioned SEPA to create a flood map. This web version of the resulting dataset is intended to raise public awareness of flood risk, and, if appropriate, encourage people to take action with a view to reducing the risk to themselves, their property and possessions.

The map should also enable local authorities to take a more proactive approach to flood risk management. By being aware of the land at risk of flooding and commissioning more detailed flood risk assessments as appropriate, authorities can develop their avoidance, alleviation and assistance strategies to better manage flood risk through their planning, flood prevention and emergency planning functions together with SEPA’s flood warning role.

It will provide similar information for Scotland as is available for England and Wales where an indicative flood map has been available on the Environment Agency website since November 2000.

The map shows the best available Scotland-wide information on flood risk and SEPA is committed to raising awareness of the map to allow those affected by flooding to take appropriate action. For more information about how to prepare for flooding please look at being prepared.

9. Does the Flood Map cover small streams and burns?
The Flood Map does not show the probability of flooding from any watercourses where the area draining to the river is less than 3km2 – this means that the flood map does not show flooding from very small streams and burns.

10. Does the Flood Map take the effects of climate change into account?
The flood outline shown is based on a level of flood risk (flood probability) estimated under current climate conditions. To the extent that those already show the effects of climate change, so does the map. A general additional allowance for predicted climate change has not been added.

11. Why are areas of sea immediately round the coast line shown to be at risk of flooding?
The automated process, for estimating areas at risk of flooding from the sea, highlights all locations where the ground level (or sea level) is lower than the flood water level. The result was then trimmed using a buffer around Scotland’s coastline to minimise the size of the final data file.

12. Why are some locations which are far from the coast shown to be at risk of flooding from the sea?
Some areas around locations which seem far from the coast, such as Stirling, Perth and Dingwall, are shown to be at risk of flooding from the sea because they are located on tidal estuaries along which high sea levels will travel.

13. How does the Flood Map relate to the National Flood Risk Assessment (NFRA) The Flood Map shows areas which are estimated to have a 0.5% or greater chance of flooding in any year from rivers or the sea. The NFRA incorporates this information, along with other information about flood hazard and risk, and identifies those areas which are most vulnerable to the impacts of flooding. These areas are referred to as Potentially Vulnerable Areas (PVAs). For further information about the NFRA click here.

The Flood Map an important strategic tool for SEPA and local planning authorities in relation to land use planning. Scottish Planning Policy (SPP) provides clear guidance promoting the avoidance of flood risk in development planning. The Flood Map also remains an important tool for the public and businesses to identify areas which may be prone to flooding

Property and Insurance

14. Can the Flood Map show me the flood risk to a specific property?
The Flood Map is intended to give an indication of whether a general area may be affected by flooding, and has not been designed to be accurate for individual properties.

15. The Flood Map indicates that my property is located in an area at risk, what should I do?
Remember that the actual risk of flooding has not changed just because the map has been published, but there are a number of steps you can take:-

Find out if there is any history of your property flooding

Consider the local factors which may affect the risk (e.g. landform)
Check if there is a flood prevention scheme in your area by ticking the ‘flood defence’ box on the right hand side of the page
Speak to your local authority
Check your insurance (see FAQs relating to insurance)
See what SEPA can do to help (see FAQ below)

16. What can SEPA do to help?
For information about flood protection, see protection products. To find out if you live in an area covered by one of our flood warning schemes call Floodline on 0845 988 1188 or visit SEPA's Floodline pages. It should be noted that the Flood Map is not intended to be used to assess the flood risk to individual properties.

17. Will the Flood Map be used by insurance companies?
The current licence under which interested parties, such as insurance companies, are able to gain access to the flood map does not allow them to use it for commercial purposes (e.g. to adjust their premiums). Some insurance companies already possess their own flood map which they use to assess flood risk in the UK.

18. The Flood Map indicates that my property is in an area at risk - will I be able to get flood insurance?
The Flood Map has not been developed to be a definitive assessment of risk for point locations or individual properties and is therefore not suitable for determining flood risk for insurance purposes or property enquiries.

The Association of British Insurers’ Statement of Principles on flood insurance says that

Flood cover will continue to be offered as a standard feature of household and small business policies where properties are protected by flood defences to a standard of 1.3% annual probability (1 in 75 year chance). Premiums will reflect the degree of risk.
Insurers will continue to offer flood insurance to existing customers whose properties are currently at significant risk but where improvements in flood defences bringing them up to the 1.3% annual probability standard (1 in 75 year chance) will be completed within five years. (This commitment previously ended in 2007).
Insurers will work with existing customers on a case-by-case basis in those areas of significant flood risk where there are no plans to reduce the risk, and look at ways that flood cover can be continued.

ABI press release relating to these principles

If you are concerned about the impact of any flood risk information on your ability to get property insurance you should contact your insurer.

19. Why does the Flood Map show something different to what my insurer is telling me?
The Flood Map has not been developed to be a definitive assessment of risk for point locations or individual properties and is therefore not suitable for determining flood risk for insurance purposes or property enquiries. Some insurance companies already possess their own flood map which they use to assess flood risk in the UK, but they may have used different methodologies from the one used here.

20. Can I pass a copy of the map to my insurer?
The Flood Map has not been developed to be a definitive assessment of risk for point locations or individual properties and is therefore not suitable for determining flood risk for insurance purposes or property enquiries.

21. I’m thinking of buying property in an area shown at risk. What should I do?
The map does not show all the existing (or future) flood defences and has not been developed to be a definitive assessment of risk for point locations or individual properties. The specific design of a property, the local landform and other factors will all have a bearing. You may wish therefore to seek the views of a surveyor.

22. My property is not in an area shown to be at risk, so it won’t flood will it?
Flooding is not entirely predictable. The map is indicative and does not provide a definitive answer for individual properties, or deal with floods from small streams and burns, or causes such as culvert and drainage capacity. If you are in any doubt you may wish to consult a surveyor.

Flood risk information and its use

23. What does flood risk mean?
Flood risk is used as a general term to describe the potential impact arising from a flood of a given rarity. The Flood Risk Management (Scotland) Act 2009 identifies flood risk as the combination of the probability of a flood and the potential adverse consequences associated with a flood, for human health, the environment, cultural heritage and economic activity.

24. What does flood hazard mean?
Flood hazard, in the context of the Flood Map, is used as a general term to describe those areas that could be affected by flooding from either a river or the sea. The probability that a given area will suffer from flooding is most commonly expressed as a statistical estimate based on standard accepted methods and data. In this case the probability is 0.5% (1:200) or greater in any year. This equates to a 14% chance or greater in a 30 year period and a 30% chance or greater in a 70 year period

25. What other information does SEPA hold on flood risk and how can I obtain it?
SEPA, as the hydrometric authority in Scotland, collects and holds information on river levels, river flows and rainfall. Such information is central to any assessment of flood risk for a given location. SEPA also holds information on many past flood events in Scotland both recent and historical, along with previously undertaken flood assessments. If you are interested in this information, contact Floodline on 0845 988 1188.

SEPA has also undertaken a National Flood Risk Assessment (NFRA) for Scotland, which incorporates information from the Flood Map as well as other information on people, businesses and the environment. The NFRA is primarily aimed at the Scottish Government, responsible authorities and other organisations who have responsibility for/interest in flood risk management planning.

26. Will local authorities use the Flood Map?
Yes, local authorities will use the flood map along with other flood risk information they may have. The information will help in their flood prevention, land use planning and emergency planning work.

27. How will SEPA use the Flood Map?
SEPA will use the Flood Map (in conjunction with other flood information we have) to provide better advice on the potential flood risk across Scotland for planning and development purposes, flood warning and to raise awareness of flooding.

28. Can I expect to receive a flood warning if I am at risk of flooding?
You can receive a flood warning message if you sign up to Scotland's new direct flood warning service. You can sign up to receive free advance flood warning messages direct to your landline or mobile phone, notifying you when a flood warning message has been issued for your local area. As a result of the new direct warning service, we have made a number of important changes to the overall Floodline service, you can find out more on these changes here.

Flood warnings are also placed on the Floodline helpline - 0845 988 1188 as well as on SEPA’s website.

29. Does the Scottish flood map differ from the one available on the Environment Agency website, covering England and Wales?
In general terms they are very similar - both maps provide an indication of areas of land which might be at risk of flooding from either rivers or the sea and have been created using similar approaches. However, differences between the maps do exist as they have been developed independently and will evolve independently. More information about the England & Wales map

30. I am not at risk because we have flood defences in my town. Why am I shown as being at risk?
The method we have used to produce the flood map does not explicitly take into account the effect of any flood defence schemes, so some areas with such schemes may be shown as at risk of flooding. You can see if there is a flood defence scheme in your area which was built after 1961 by ticking the ‘flood defence’ box on the right hand side of the page. This information was supplied by the Scottish Government. More detail is available from Scottish Flood Defences or your local authority.

FAQs

The Flood Map: Fundamentals

Property and Insurance

Flood risk information and its use

Other questions