Do not trust it just because it has a title deed and license!

Stating that it's not enough to only look at title deeds, licenses, and occupancy permits when purchasing a home, Instructor Tuğçe Yılmaz Karan from the Emergency and Disaster Management Program said, “A building being legal does not mean it is risk-free against disasters.” Karan, drawing attention to the fact that opening riverbeds to construction, closing natural waterways, and increasing concretization enlarge flood risk, emphasized that flood hazard maps, past flood events, and infrastructure conditions must be thoroughly investigated before purchasing a home.

Instructor Tuğçe Yılmaz Karan from Üsküdar University Emergency and Disaster Management Program drew attention to the fact that recent flood events have revealed shortcomings in urban planning.

Concretization increases flood risk!

Instructor Tuğçe Yılmaz Karan, stating that the natural movement of water is not adequately considered in urban planning, said, “Recent flood events show that the natural movement of water is not adequately considered in urban planning. The opening of riverbeds to construction, the narrowing or closing of natural waterways, and the concretization of green areas play a significant role in severe rainfall turning into disasters. Under normal conditions, some rainwater infiltrates the soil, but with the increase in impervious surfaces like concrete and asphalt, water rapidly turns into surface runoff. Increased surface runoff can exceed the capacity of rainwater infrastructure and lead to floods. Therefore, the issue is not just the intensity of rainfall, but whether cities are planned in a way that allows rainwater to infiltrate the soil, retain it when necessary, and safely drain it.”

Examine flood maps before buying a home!

Karan, stating that it is not enough to look only at title deeds and license documents when purchasing a home, said, “Firstly, a zoning status document, plan notes, and, if available, institutional opinions regarding floods should be requested from the relevant municipality. The studies of the State Hydraulic Works (DSİ), metropolitan municipalities, and relevant water and sewerage administrations regarding flood hazards can be examined. Specifically in Istanbul, İSKİ's assessments regarding stream protection areas and flood limits are important. Old maps, satellite images, past flood records, and observations from neighborhood residents are also guiding. Because some areas might be known as flood-prone areas in local memory. However, a region not appearing risky on current maps does not mean it is completely safe.” 

Title deed, license, and occupancy permit do not guarantee flood safety!

Instructor Tuğçe Yılmaz Karan, drawing attention to the fact that having legal documents for a building does not mean it is safe from floods, stated, “The title deed indicates ownership status, the building permit indicates the permission granted for construction, and the occupancy permit shows administrative compliance for the building's use. However, none of these documents alone guarantee that the building is safe from floods. Because flood risk is related not only to the structure itself but also to the characteristics of the land it is on, its drainage infrastructure, and environmental conditions. Even in areas used as residential areas for many years, flood risk can increase due to growing concretization, inadequate infrastructure, and changing rainfall conditions. A building being legal does not mean it is risk-free against disasters.”

Being far from a stream does not mean being safe!

Instructor Tuğçe Yılmaz Karan, emphasizing that being a certain distance from a riverbed does not alone provide safety, continued as follows:
“It is not scientifically correct to state a fixed safe distance applicable to every stream. While proximity to a stream is important, it is not sufficient on its own. The slope of the land, its elevation, soil permeability, the carrying capacity of the stream, and past flood records should be evaluated together. For example, a structure far from a stream but at a low elevation might carry more risk than a structure closer to the stream but at a higher elevation. What is truly important here is to which areas and to what level water can reach in a potential flood. Therefore, safe construction limits should be determined based on flood hazard maps and region-specific technical analyses.”

Danger continues in covered riverbeds!

Instructor Tuğçe Yılmaz Karan, drawing attention to the fact that old riverbeds that have been covered or had their routes altered in cities continue to pose a risk, said, “Covering a stream or altering its route does not mean that the natural water movement in that area has completely ceased. During heavy rainfall, water can follow the natural slope of the land and head towards its old flow paths. Especially if the capacity of covered stream sections is insufficient or if they become clogged, severe flooding can occur in streets, parking lots, and residences. Therefore, construction on old riverbeds must be carefully evaluated. You can cover a stream, but you cannot eliminate the natural need for water flow.”

Basements and covered parking lots carry life-threatening risks!

Instructor Tuğçe Yılmaz Karan, emphasizing that flood risk should be questioned as much as earthquake resistance when choosing a home, stated that basements, ground floors, and garden apartments, in particular, can carry higher risks for flooding.

Instructor Tuğçe Yılmaz Karan said, “In these areas, vital dangers such as damage to electrical installations, sewage backup, and people getting trapped can arise. In covered parking lots, the slope of the entrance ramp, the elevation difference between the road and the building, rainwater drains, and drainage pumps should be examined. The building's waterproofing and drainage infrastructure are also important. It is vitally important not to descend into basements and covered parking lots during sudden floods.”

Always perform these five checks before buying a home!

Instructor Tuğçe Yılmaz Karan, stating that citizens planning to buy a home should conduct comprehensive research on flood risk before making a down payment, listed five key points to consider as follows:

Land Location: Is the building on an old riverbed, in a flood-prone area, or in a low-lying region susceptible to water accumulation?

Official Records: Is there a risk in the municipality's zoning plans, DSİ data, and flood hazard maps?

Past Floods: Has the building or its surroundings experienced flooding before? Have neighbors and the site management been consulted?

Infrastructure Adequacy: Are rainwater drainage, basement insulation, parking lot drainage system, and sewage backup prevention measures sufficient?

Technical Assessment: If there is a suspicion of risk, has an opinion been sought from a competent expert on floods?

Water traces, humidity, and mold in the basement can be a warning sign!

Karan, stating that traces of past floods in residences should also be investigated, said, “The presence of high flood hazard in official records, recurring floods, and unaddressed serious infrastructure deficiencies are important warning signs. Water traces, humidity, and mold in basements or the building entrance being below the road level should also be investigated. If these risks cannot be demonstrated to have been reduced to an acceptable level through technical assessments, the decision to purchase a home should be reconsidered.”

Safe land is as important as a sturdy building!

Karan, emphasizing that a safe home is not just about a sturdy building, concluded her words as follows:

“A safe home is not just a sturdy building; the land on which the building stands must also be safe. Therefore, when purchasing a home, we should question flood risk as much as earthquake resistance. Because sometimes the main risk arises not so much from the building itself, but from the characteristics of the area it is located in.”