Ask LCRA Homework required before you move near river or lake Experts advise prospective waterfront landowners to study unique demands of living on waterfront beforehand
Q. We are thinking of buying or building a home on riverfront property. What are some of the basic conditions we should consider before purchase?
A. First, accept that there are no guarantees of constant levels on natural streams or dammed rivers. These conditions can produce brief and prolonged changes in elevations of the river:
heavy rainfall or drought;
seasonal agricultural and municipal uses;
maintenance of the river and dams.
Next, research the most recent flood records to determine the safest placement of your house.
"Remember that historic elevations are only an indication of the size of floods we may get in the future -- not a guarantee," said Roy Sedwick, LCRA floodplain coordinator. He advises caution.
"Floods can rise much higher than the projected elevations," Sedwick said. "Continued development in the floodplain, natural shifts in the course of the river, and other environmental events could affect future elevations."
Don't depend on the locations of current homes in the area because floodwaters could rise higher now than they did when those homes were built. Higher flood levels are primarily the result of heavier rainfall runoff created by increased development in river areas. Illustrating how floodplains change is the interim floodplain study of the lower Colorado River conducted in 2002 by the U.S. Army Corps of Engineers. The study showed the latest 100-year floodplain levels for Lake Travis are six feet higher than the official measurements adopted in the 1970s. (The 100-year floodplain designation indicates that there is a 1 percent chance that the property would be flooded in any given year.) However, because these new studies are ongoing, these findings are not yet included in regulations. See the Colorado River Food Evaluation Damage Project.
Here are some suggested steps in researching riverfront property:
Obtain the lot description from the real estate agent or property owner and make an appointment with the local floodplain administrator. City or county governments are the only entities that can establish floodplain designations. The Federal Emergency Management Agency (FEMA) has published floodplain maps for most of the communities in the lower Colorado River Basin. These maps and other historical flood records are on file in the office of the city or county floodplain administrator. (See list of floodplain administrators.) The floodplain designation recorded for homes in the area often is based on statistics from the 1970s and 1980s. With the help of the floodplain administrator, however, you can determine how much higher you must build to meet the requirements for a floodplain development permit. (You must have this permit before you begin any work in a floodplain.) Either a professional site survey or a FEMA Elevation Certificate is helpful in determining the suitability of the property for your plans. Insurance agents use the FEMA Elevation Certificate to write flood policies.
Read subdivision restrictions on file with the county clerk or tax assessor. These may present additional requirements for building in the floodplain.
If boating and fishing are important to you, check seasonal fluctuations in elevations of lakes or rivers in the area to make sure that you can dock a boat on your property and access deep water easily. River authorities maintain records on elevations. (See historical lower Colorado River lake elevation records.)
Finally, you'll want to check on local utility suppliers. Living on the river outside municipal boundaries sometimes requires the homeowner to make arrangements for such basic needs as garbage collection, potable water supplies, and septic system maintenance. For residents living in the lower Colorado River watershed, see On-Site Sewage Facility Program. The governing river authority can advise you on rules, availability, and cost of river water use. If your lot is in a remote area, consult the area power provider on service.
For more information
LCRA has produced the following print publications for residents along the Colorado River, its tributaries and lakes:
Living on the Highland Lakes -- a colorful 14-page brochure with answers to commonly asked questions. (To order, see Resource Library.)
Colorado River Flood Guide -- a newly revised guide shows the location of LCRA's extensive network of river and rain gauges and explains how LCRA manages the river and lakes during floods. To receive your free copy, send your name, address and daytime phone to Corporate Communications.
