Buying on the water: what to check first.

Living on a canal on Long Island's South Shore means a boat out back and the bay a short ride away. It also means a few questions that inland buyers never have to ask. Here is what I walk my waterfront buyers through before they make an offer.

1. Look up the flood zone

FEMA's flood maps show the flood zone for every property, and you can look up any address on the FEMA Flood Map Service Center. Zones that start with A or V are Special Flood Hazard Areas, where FEMA estimates at least a 1% chance of flooding in any given year. V zones also face waves from coastal storms. X zones are areas of moderate to low risk.

If the home is in a Special Flood Hazard Area and you're financing it with a federally backed mortgage, your lender will require flood insurance for the life of the loan.

2. Ask for the elevation certificate

An elevation certificate shows how high the home's lowest floor sits compared with the expected flood level. It helps you understand the risk and can affect your insurance price. Some South Shore homes were raised or rebuilt after Superstorm Sandy in 2012. If the home you like was, ask for the permits and certificate of occupancy for that work.

3. Get a flood insurance quote before you're committed

Under the National Flood Insurance Program's current pricing, called Risk Rating 2.0, a premium depends on the individual home: its elevation, how far it is from the water, the type of flooding it faces and what it would cost to rebuild. Two homes on the same canal can have very different premiums. Most NFIP rate increases are capped at 18% a year, and private flood policies are also available. Ask an insurance agent for a quote early, so the cost is part of your budget, not a surprise. FloodSmart.gov, the NFIP's official site, explains your options.

4. Read the seller's disclosure statement

Since March 20, 2024, sellers of most one- to four-family homes in New York must give buyers a Property Condition Disclosure Statement. The old option of a $500 credit instead is gone. The statement asks whether the home is in a FEMA 100-year or 500-year floodplain, whether flood insurance is required, the home's flood insurance history and whether the seller has ever filed a flood claim. Read those answers closely and ask follow-up questions.

5. Look hard at the bulkhead and dock

The bulkhead holds back the water and the soil behind it, and repairing or replacing one is a major project. Things to look for:

• Leaning, gaps or cracks along the bulkhead
• Sinkholes or low spots in the yard just behind it
• The material and age: wood, vinyl and steel wear differently
• The condition of the dock, pilings and any boat lift

A standard home inspection may not cover the bulkhead in depth, so consider having a marine contractor or engineer look at it. Work on bulkheads and docks in tidal waters generally needs permits, including from New York State's Department of Environmental Conservation and the town, so ask the seller for permits and records of past work.

6. Think about how you'll use the water

If you plan to boat, check how deep the canal is at low tide, how far you are from open water and whether any bridges limit the size of boat you can bring through. These differ from canal to canal, even within the same town.

Where to start

Canal-front homes are common in Seaford, Massapequa, Wantagh and Lindenhurst. See how those towns compare on price, then set up new listing alerts so you see waterfront homes the day they hit the market.

This article is general information, not legal, insurance or engineering advice. Sources: FEMA Flood Map Service Center; FloodSmart.gov (National Flood Insurance Program); New York Real Property Law §462 (Property Condition Disclosure Statement).