Before you make an offer on this property, you would be wise to establish from the Environment Agency (www.environment-agency.gov.uk) its requirements for any replacement dwelling on the site, as simply raising the ground floor level is only part of the consideration. The ability for residents to safely enter and leave the property in a flood event to a place of safety is also a concern and has implications on the external design and levels. Any planning application will have to include a flood risk assessment and proposed solutions which will be subject to detailed scrutiny. Your proposed replacement house with a 160m² external area per fl oor (320m² total) may also present problems with the planners, particularly if the site is in a rural area. Most local authorities have policies that limit replacement dwellings to typically 125 per cent of the original floor area – you would be wise to discuss this with the planning officer prior to becoming committed to the site and proposed design. For more information, see the CIRIA website (www.ciria.org/fl ooding), where you can download free information sheets on improving flood resistance.