Step 1: read the section 10.7 planning certificate
In NSW the seller must attach a planning certificate (section 10.7) from the council to the contract. On flooding, the council must say:
- whether the land is in the flood planning area and subject to flood-related development controls, and
- whether it sits between that area and the probable maximum flood, the largest flood reasonably possible.
Since February 2026, councils that don’t have the information should answer “unknown”, and flood studies that are under way should be noted on the certificate. An “unknown” is a reason to ask more questions, not a clean bill of health.
Step 2: look it up on the Planning Portal
Search the address on the NSW Planning Portal Spatial Viewer and turn on the Hazard layers to see flood planning maps and bush fire prone land.
Councils have been responsible for flood mapping since July 2021, so the state layer may be out of date. Treat it as a first look, then check with the council.
Step 3: ask the council for a flood certificate
Many councils sell a flood certificate with the flood levels for a property, such as the 1% chance per year flood and the probable maximum flood. They aren’t available everywhere, and fees vary. Councils also publish their flood studies; the NSW SES keeps a state store of them in the NSW Flood Data Portal.
Step 4: ask the agent, and get an insurance quote
- The agent must tell you if the property was flooded by a natural weather event, or affected by bush fire, in the last five years. This is a required “material fact” under NSW rules.
- Insurance: get a quote that includes flood cover before you commit. Policies treat flood differently (covered, capped or excluded), so read the Product Disclosure Statement.
Flood maps show known risks. If the certificate says “unknown” or the mapping is old, talk to the council before you sign.
How MapView helps
MapView’s Must Knows flag flood risk, bushfire, heritage, easements on the title and more for any NSW address in about a minute. It’s a fast way to sort your shortlist before you pay for certificates and inspections.
Common questions
What flood information is on a section 10.7 planning certificate?
The council must say whether the land is in the flood planning area and subject to flood-related development controls, and whether it sits between that area and the probable maximum flood. Since February 2026, a council without the information should answer 'unknown', and flood studies in progress should be noted.
Do agents have to tell me if a house has flooded?
Yes. Agents in NSW must disclose if the property was flooded by a natural weather event, or affected by bush fire, in the last five years.
Is the flood layer on the NSW Planning Portal up to date?
Not always. Councils have been responsible for flood mapping since July 2021, so the state layer may lag behind. Always check with the council.
What is a council flood certificate?
A report from the council with flood levels for the property, such as the 1% chance per year flood and the probable maximum flood. They aren't available for every property and the fee varies by council.
This guide is general information, not legal or financial advice. Rules and official tools change, so check the sources below and talk to your conveyancer or solicitor before you commit.
