Climate change is reshaping how we think about real estate, especially in regions prone to extreme weather events such as flooding. In Quebec, where homes along rivers, lakes, and low-lying terrains have traditionally been desirable, the government is making significant changes to laws and policies associated with flood zones. Revisions to the province’s flood zone maps are currently underway, and resulting changes are expected to come into effect in March of 2026. These changes may result in more homes being added to the designated flood zones, and will focus on categorizing these zones depending on their scale of risk. Four main categories are expected: Low, Moderate, High, and Very High, with a possible fifth risk zone associated with homes that are located near or behind a "flood protection structure," such as a dam or dike.

Setting the Stage

Quebec has been no stranger to severe flooding events in recent years. Exceptional spring floods in 2017 and 2019 caused billions of dollars in damages, displaced thousands of people, and raised widespread concerns about the long-term sustainability of housing in flood-prone areas.

As flooding becomes more frequent and severe, governments, including Quebec’s, are being forced to rethink how land is developed and managed.

The government introduced new flood zone designations following the second major floods in 2019. These “Zones d'Intervention Spéciale” (ZIS) were rather controversial and prompted considerable push-back from residents who suddenly found themselves in a newly designated flood zone, even though they hadn’t suffered any damages as a result of the recent floods. Many private homeowners and municipal governments believed that the zones were inaccurate, and a knee-jerk reaction by the province. It wasn’t long before the ZIS zones were lifted, and this new study is now in the works. 

The Government’s Objectives

By identifying and restricting development in areas at high risk of flooding, the goal is to improve public safety, reduce economic losses, and minimize the need for costly emergency responses. Homes located in newly designated “Very High Risk” zones that suffer damages may not qualify for repair or reconstruction permits.

Market Implications: Prices, Supply, and Demand

1. Housing Prices

• Homes located in newly designated flood zones could lose value due to heightened risks, restricted insurability, and potential resale challenges.
• Conversely, homes located just outside flood zones may become more attractive and experience price appreciation due to increased demand.

2. Housing Supply

• Restricting redevelopment in very high risk flood zones may lead to a reduction in housing supply in these areas following a major flood.
• In cities and towns with limited land, this can further exacerbate housing shortages overall.

3. Shifts in Demand

• High-risk areas may see a decrease in demand, leading to a short-term cooling of the market.
• On the flip side, buyers may drive demand in areas designated as low-risk, further pushing prices up.

Buyer’s Checklist: How to Avoid Flood Risk

If you’re in the market for a new home, here are some tips to ensure you’re not buying in a flood zone:

1. Check Flood Zone Maps: Access the latest flood maps from local municipalities or the Quebec government to confirm whether a property is in a flood zone. 
2. Request Insurance Quotes First: Flood insurance can be limited or costly for properties in high-risk zones. Be proactive and get quotes before making an offer.
3. Ask for Historical Information: Find out if the property has experienced flooding in the past and how those events were resolved.
4. Hire a Specialized Home Inspector: A professional inspector can identify signs of water damage, even if repairs have been made.
5. Elevate Your Due Diligence: Consider proximity to bodies of water, the overall elevation of the property, and how well the drainage system is managed. Flooding often occurs below-grade as a result of backed up storm and sanitary sewers.

For Current Homeowners: Reducing Your Risk

If you currently own a home in a flood-prone area, there are measures you can take to protect your property:

1. Be prepared to make changes or upgrades to your property

• Install sump pumps and/or basement waterproofing systems.
• Elevate your home’s electrical systems, such as electrical entries, panels, and outlets, above flood levels.
• Consider re-purposing below-grade living spaces. If your basement has experienced repeated flooding, re-building that state-of-the-art home theatre down there is not a smart idea. Perhaps an unfinished workshop or storage space may be more appropriate.

1. Modify Landscaping:

• Use grading to channel water away from your home.
• Plant water-absorbing vegetation to reduce runoff.

1. Secure Important Belongings:

• Store valuable and sentimental items above the potential flood line.

1. Stay Up to Date on Regulations:

• Work with local authorities and stay informed about updated zoning laws.
• If needed, apply for grants or assistance programs to help cover costs for improving flood resilience.

1. Obtain or Review Insurance:

• Ensure you have an insurance policy that covers flood risks. Though it can be expensive, it’s an important safety net.

For homebuyers, due diligence is key to avoiding flood zones. Meanwhile, current homeowners at risk of flooding still have viable options to protect their properties or minimize potential damages. By staying informed and proactive, you can make sound decisions in this evolving real estate landscape.

At TEAM BROADY, we like to be ahead of the curve in this changing environment. Let us guide you toward safer, smarter property investments. If you have questions about flood zones or need assistance with your real estate plans, contact us today! We can be reached at 514-613-2988 or by email at info@teambroady.ca.