When my husband and I bought our house on Staten Island, New York, nearly six years ago, we were thrilled to check off one very big must-have on our wish list: It had a basement. After years of living in an apartment, we wanted more storage space, as well as a relaxed place to hang out, watch TV and listen to music. Little did we know that our love affair with the basement would be short-lived and that we would end up seriously considering having it on our must-have list for our next home search.
Although our little island is more metropolitan than tropical, storms do hit us quite a bit. We’re lucky enough not to live in a flood zone, but even that isn’t much help anymore — Hurricane Ida dumped about two inches of water into our beloved finished basement in 2021. Fortunately, it wasn’t a complete disaster for our basement, but it was an indication of a bigger problem that goes by the name of Mother Nature.
New York doesn’t seem to have light, refreshing showers anymore. When it rains, it rains difficult. Heavy downpours, strong winds and street flooding are the norm. Every time meteorologists discuss inches of rain, my husband and I cringe.
When we move out of this home in a few years, we’ll be looking for spare space and storage up ground, not below. And we’re not the only house hunters who have made this shift in thinking.
“The appeal of basements has diminished for some homeowners after the last few years of intense storms,” says Fran Lisner, a realtor at Daniel Gale Sotheby’s International. She notes that the stress of cleaning up after the floods has caused many homeowners like us in the New York area to reevaluate their priorities. “Basements are no longer a top must-have for every buyer,” she says.
What house hunters need to know about basements
If we decide to stay in the New York/New Jersey metropolitan area, chances are there will be a basement, so we may have to compromise. Here’s what Lisner and Gerard Splendore, a broker with Coldwell Banker Warburg, say to look for during our next house hunt.
Check your local water table
It is no longer enough to simply confirm whether a house is in a flood zone or not. “If buyers are bidding on a house with a basement, I suggest they look at the local water table, talk to their neighbors about their basements and, if at all possible, try to look at the house after, or ideally during, rain,” says Gerard Splendore, broker at Coldwell Banker Warburg.
Do not skip the inspection
Has the pointless trend of homebuyers forgoing home inspections finally ended? I hope so, especially if it’s a basement. Lisner and Splendore recommend hiring a professional who can assess water damage, mold and structural problems.
Splendore has first-hand experience of how important this step is. “I had a home inspection for a house I was bidding on just as an unexpected storm started, and because of a blocked storm drain on the street in front of the house, water was pouring into the house like a waterfall,” he says.
Basements are damp even on a sunny, dry day, so imagine what can happen when it rains. Make sure the basement has things like sealants, drainage systems and backup pumps. (Note: We have two pumps that flood in heavy storms.)
Consider flood insurance
Homeowners insurance usually covers flooding caused by plumbing fixtures, but these policies do not cover weather-related flooding. Those in flood zones should definitely purchase flood insurance, but those in “safer” zones may want to consider it as well. “Understand the implications of flood insurance and make sure it’s available and affordable in the area,” says Lisner.
Renovation may be necessary
While we won’t be completely averse to having a basement in our next home, we are wiser about what it can be used for other than our washer, dryer, oil tank, and hot water tank.
“I encourage buyers to be realistic about renovating and using a basement,” says Splendore, who adds that it’s not a bad idea to talk to some local contractors who specialize in basement renovations. He also recommends talking to their past clients and even visiting their work where possible—not just looking at photos online—to see the quality of the renovation.
Above all, Splendore recommends this to clients: “If they do buy a house with a basement, wait until after a big rain to start renovations.”