For search agents, though, it’s becoming a growing part of the picture. Their job has always been to interpret what councils hold and highlight anything that could affect a property’s use or value. That used to mean things like planning decisions, road schemes, or enforcement notices. Today, “local risk” means much more. It’s not just what’s on the map now, but what might appear on it in years to come.
Flooding is still the headline hazard, yet it’s far from the only one. Longer dry spells bring the risk of ground movement and subsidence, while heavier rainfall puts old drainage systems under pressure. It’s because of these changing patterns that many properties are now granted planning permission with conditions to install sustainable drainage systems (SuDS). These are designed to manage excess water naturally, helping prevent surface flooding while supporting biodiversity.
Add to that the constant rollout of infrastructure projects – new roads, flood defences, rail lines, and utilities – and it’s easy to see how all these factors combine to shape the safety and value of property.
Climate risks like flooding, extreme heat, coastal erosion and wildfires are also taking a toll on local authority properties. They can cause damage, reduce market value, and make insurance more expensive or even unavailable. Councils now need to weave climate adaptation into their management, using resilient design, green infrastructure, and sustainable materials to protect their buildings and ensure long-term viability.
For local authorities, managing and sharing accurate data is still a challenge. Some have started using climate mapping and adaptation tools to identify long-term risks, while others are tied to older systems and smaller budgets. That inconsistency makes it harder for search agents and conveyancers to give buyers a clear and confident picture of what they’re purchasing.
The truth is, most environmental information actually comes from outside local councils. This is where IPSA members really make a difference. Their search packs include environmental reports from leading data providers, giving clients a broader and more reliable view of potential hazards. These companies also support IPSA events and conferences, helping members stay up to date with the latest mapping technology, risk models, and reporting standards.
Because IPSA members are independent, they can offer whichever environmental report their client prefers – not a single “house” version. That flexibility gives solicitors and buyers choice and a fuller understanding of potential risks.
IPSA members also work closely with their clients to build a more holistic view of the properties they’re buying. This approach fits perfectly with the drive for greater transparency at the start of the property journey. It aligns with the material information that estate agents now provide when bringing homes to market, ensuring that important details are visible much earlier in the chain.
At the same time, more buyers, lenders, and insurers are asking questions about the future. They want to know not only what a property looks like today, but how it might stand up to ten or twenty years of climate change. That’s a major shift from static records to forward-looking risk, and it’s changing what people expect from a property search.
This week’s IPSA Kind of Magic looks at how environmental and infrastructure factors are reshaping the way searches are done. Gareth Wax, Hamish McLay and Silas J. Lees, CEO of WiggyWam and long-time friend of IPSA, will be discussing how IPSA members are adapting, and why their local knowledge has never been more valuable. Independent agents are helping conveyancers interpret risks that automated systems often miss – the kind of real-world insight that makes all the difference.
Join us on Wednesday at 1pm for Weathering Change – Climate Awareness in Property Searches, live on Spilling the Proper-Tea via YouTube.
Watch live or catch up later: https://www.youtube.com/@SpillingTheProper-Tea
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