Hilly backyard
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Anonymous
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I know the standard advice is to look for a flat lot, but what are the things to look for if a listing has a steep grade? I really like the floor plan of this house:
https://www.redfin.com/VA/Alexandria/3012-Russell-Rd-22305/home/11849134 It looks like the backyard is terraced well, but I'm thinking about the crazy downpours that we have. What should I be looking for when we tour in terms of water management? |
Anonymous
| Look for issues with retaining walls. The hardscape around the house is very helpful for drainage and protecting the foundation, assuming it's sloped correctly. |
Anonymous
| Look at flood map. The house is on one. |
Anonymous
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Where does the water go? Look for any signs of silt, rocks/sand pushed by water, and mold on hardscape that might indicate it's pooling.
My house is on a slope - we have a terraced backyard with hardscape not unlike the house you posted. Our patio has a large drain along the "low edge" - patio is very slightly sloped left to right with drain at the end. Also have a French drain with ornamental rocks that aid water flow off the property towards neighbors' hardscape. Gutters drain into subterranean pipes that divert water to front of house. All that results in zero standing or draining water around house and (knock wood) no water issues in over 15 years. |
Anonymous
Yea this. It’s not a deal breaker if the price is right but yea this place has a major flood risk having nothing to do with the shape of the lot. |
Anonymous
| I would bot buy in a flood zone. Regular homeowners insurance does not cover floods. Flood insurance in a flood zone is expensive. |
Anonymous
Mostly the flood risk seems around the garage area. If you like the house go for it. |
Anonymous
| Huh, that flood risk seems weird. The house is set way up from the street. I wonder if the part of the yard closest to the street is at flood risk? Because if a flood reaches the garage of that home there is something massively wrong. |
Anonymous
Flood insurance is under FEMA and the rate is set. It also has preset limits. Flood is water from the sky, vs wind damage (storm surge) or water from another source (busted pipes, broken water main, overflow). Flood zones often don't make sense. I have two houses, one in the DMV that is in a flood zone in close in suburb and one on the ESMD literally on the Bay. My DMV house is in a flood zone and my waterfront one is not (go figure, it makes zero sense). |
Anonymous
| Get a quote for flood insurance because your lender will most likely require it. |
Anonymous
I hate backyard terraces especially where one level is concrete. Families can’t enjoy the green space when kids are young, they could easily chase a ball and run over the edge to fall 4 feet to concrete. Some of the yards in NOVA are death traps that way, I’ve seen 9 fr drops from yard to sidewalk; I don’t understand how a fence is not required, but even then a fence is not reliable if a kid is barreling towards a ball at full speed — maybe a wall but that has its own issues. |
Anonymous
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FLOOD FACTOR 8 out of 10!!!
It's right there in the listing, OP. Run away. |
Anonymous
| That curved retaining wall looks wrong. There will be a lot of water coming out a weep hole from the wall, onto the patio, and directed at the house. Seems like a bad idea. |
Anonymous
| I’d turn off my itch for this house. |
Anonymous
| I would pass. |