Recent updates to flood risk mapping by local councils in Queensland have led to questions from property owners about the accuracy of these assessments and their broader impact on insurance costs.
In Logan Village, long-term resident Julie Bond has raised concerns after her property was classified as “high risk” for flooding under the new Logan City Council maps.
Bond, who has lived on her five-acre property for more than three decades, reports that despite experiencing various weather events, her home has not been threatened by floodwaters.
She explained that her property’s layout and a council-managed water easement have historically directed water away from her home.
“The land slopes downward … [the water] just flows through the back,” she told ABC. “In saying that [the water] is only between ankle and not even knee height.”
She expressed surprise at the council’s designation.
“I just object to something being that high when I know the levels have never, ever been that high in 33 years. The water easement is there for a reason … that’s where the water flows,” Bond said.
The revised flood maps, which are part of the draft Logan Plan, incorporate scenarios such as a one-in-2000 annual chance flood event and a Probable Maximum Flood (PMF), in line with State Planning Policy.
These changes have prompted some residents to seek new insurance quotes, with Bond reporting annual premiums as high as $10,500.
“It’s ridiculous. We’re retirees. So, we’re living off our super. Who can afford to pay $10,500 a year for insurance?” she said.
Logan City Mayor Jon Raven noted that the council is required to comply with state guidelines for flood mapping, including the PMF scenario.
“Insurance companies are doing the wrong thing in my opinion … I think that’s predatory pricing,” he told ABC.
The Insurance Council of Australia (ICA) clarified that insurers use a range of data sources beyond council flood maps to determine premiums.
A spokesperson told ABC: “Each insurer uses their own unique, sophisticated datasets, and risk assessment capabilities beyond local council flood maps, with most insurers calculating premiums at an address level based on risk exposure.”
The council continues to advocate for investment in resilience and mitigation and is working with government to address risks for vulnerable communities.
Similar issues have arisen in Ipswich, where new flood mapping has also drawn criticism from residents.
Phillip Brooks, a Bundamba property owner, said his land was newly classified as at risk of overland flooding, despite no such incidents since he moved there in 1995. He said the change could restrict his ability to subdivide his property and affect future plans.
Andrew Antoniolli, chair of the Ipswich Council’s Infrastructure, Planning, and Assets Committee, encouraged residents to provide feedback and said the council would continue to update mapping as new information becomes available.
“Council remains committed to the ongoing improvement and refinement of its flood mapping based on any new evidence that comes to light,” he said, as reported by ABC.
The council’s approach aims to guide development to suitable locations and ensure that mitigation measures are in place.
Logan residents have until the end of the month to submit feedback on the draft flood maps, including the impact on insurance premiums.
Bond suggested that site-specific inspections could help verify the accuracy of the council’s data and account for mitigation efforts by property owners.
In Victoria, the state government is preparing to launch a new flood hazard rating system intended to provide more detailed risk information for communities, developers, and insurers.
The system, which will classify flood risk from “low” to “very high,” is designed to support planning and construction decisions and is modelled after the bushfire danger rating system.
The government expects the new ratings to enable insurers to calculate premiums more precisely and to improve transparency for policyholders.
Development restrictions will apply in areas identified as very high risk, while requirements for moderate and low-risk zones will be scaled accordingly.
Melbourne Water, in cooperation with Catchment Management Authorities, will oversee the rollout of updated flood maps for Greater Melbourne over the next two years.
These maps will be integrated into local planning schemes, and new developments or major renovations will be assessed using the latest flood data.
