Legislation in Pennsylvania seeks to shield homebuyers from risks in areas prone to flooding
Pennsylvania's Flood Risk Disclosure Bill Advances
Pennsylvania is taking a significant step towards improving transparency in real estate transactions by advancing a bill that requires home sellers to disclose flood risk to potential buyers. Known as House Bill 1704, this bipartisan legislation has received unanimous approval from the House Insurance Committee as of July 2025 [1][3][5].
Introduced by state Reps. Perry Warren and David Zimmerman, the bill is a response to recommendations from the Flood Insurance Premium Assistance Task Force. If passed, it will mandate that sellers disclose whether a property is located in a FEMA-designated flood hazard area, any history of flooding or flood damage, past flood insurance claims, and whether the property currently requires flood insurance [3].
The aim of this legislation is to alert prospective homebuyers to localized flood risks that may not be apparent otherwise, increasing awareness so buyers can consider flood insurance coverage proactively. With fewer than 2% of insured homes in Pennsylvania currently having flood protection, this disclosure requirement could encourage more homeowners to obtain flood insurance, potentially reducing the financial burden of flood damage repairs [3].
The impact on property sales could be significant. While increased disclosure might cause some buyers to hesitate or demand lower prices due to perceived flood risk, it helps prevent financial surprises and risks associated with flood damage by promoting transparency and informed decision-making. This transparency aligns with similar laws adopted in other states and reflects a broader effort to address climate and flood risks responsibly [1][2][3][5].
The legislation also indirectly supports flood insurance coverage expansion by making flood risk and insurance requirements clear upfront, potentially increasing insurance uptake among properties previously uninsured [3]. However, the effectiveness of disclosure laws depends heavily on accurate flood zone mapping and enforcement, as illustrated by challenges faced in other states such as Texas, where properties were removed from FEMA flood maps, weakening risk warnings and insurance requirements [2].
The Pennsylvania Association of Realtors includes flood risk questions in disclosure forms provided to realtors, but answering them is not currently a legal requirement. The legislation awaits a vote on the House floor, and a companion bill in the Senate is expected to receive committee review later this session [3].
If passed, the legislation would require sellers to disclose previous flood damage, if their property is located in a FEMA-designated flood hazard area, whether flood insurance is required, any history of receiving flood damage assistance, and any history of filing a flood insurance claim [3]. Standard homeowners insurance policies do not cover flood damage, making flood insurance a crucial consideration for homeowners in flood-prone areas.
Flooding in Pennsylvania has resulted in millions of dollars in damages, closed businesses, displaced people, and caused emotional trauma, as well as taking lives. Climate change is predicted to make storms more intense and increase flood events in the region. High flood insurance premiums are a barrier for many residents, making the proposed legislation a step towards addressing these issues [3].
One example of the devastating impact of flooding can be seen in the Brandywine Creek, located near West Chester, which has a history of surviving multiple flooding events. During Hurricane Ida in 2021, the Brandywine Creek surged up to 21 feet, damaging and displacing several cabins. Gary Cleveland, the owner of the damaged cabins, did not have flood insurance and lost $150,000 for each cabin [2].
In summary, Pennsylvania's flood risk disclosure bill is progressing and could improve buyer awareness and flood insurance adoption, though it may also influence property market dynamics in flood-prone areas. The legislation requires the Pennsylvania Insurance Department to operate a website informing about flood zones, insurance options, and how homeowners can protect themselves [3]. As the bill moves forward, it will be important to ensure accurate flood zone mapping and enforcement to maximise its effectiveness.
- The Flood Risk Disclosure Bill in Pennsylvania, which is a response to climate change, focuses on the environmental science of flood hazard areas, aiming to alert prospective homebuyers of localized flood risks to encourage proactive consideration of flood insurance.
- If passed, the policy-and-legislation will require home sellers to disclose flood histories, insurance requirements, and past flood damage claims, reflecting a broader effort in politics to address climate and flood risks.
- The bill's impact on general news could be significant as it addresses flooding issues, a major concern in Pennsylvania that has caused damage, displacement, and emotional trauma, with the number of uninsured homes potentially reducing due to increased transparency and subsequent insurance uptake.
