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How to check flood/landslide (Elementarschaden) history and hazard maps before buying — Sep 2026
Step‑by‑step guide (Stand: 21 September 2026) to the federal/Länder hazard maps and insurer tools to consult before buying property in Germany, and the exact insurance documents and declarations to request from seller or insurer.
Short answer — the three central sources to check
1) The insurers' zoning system ZÜRS Geo (used by German insurers to classify flood, backwater and heavy‑rain risk) — use it for an insurer‑level risk indicator and a printed report for a given address. 2) The official Hochwassergefahren‑ and Hochwasserrisikokarten that each Bundesland produces under the EU Floods Directive; these maps show inundation area and water depth for design flood scenarios. 3) Official geological/ground‑movement services for landslides and subsidence (the BGR’s BodenBewegungsdienst / MBiD and the Staatliche Geologische Dienste of the Länder). These three together cover the insurer view, the legal/administrative hazard view, and the geotechnical ground‑movement view. (All statements below are current as of 21 September 2026.)
Step 1 — run the insurer check (ZÜRS Geo)
ZÜRS Geo is the German insurers' zonation system for Überschwemmung (river flood), Rückstau and Starkregen. It provides address‑level zones and is used by insurers to rate and underwrite Elementarschaden cover; public GDV guidance explains the system and points to the insurer 'Hochwasser‑Check' service. For any object, ask the seller for a ZÜRS Geo printout or run the insurers’ online Hochwasser‑Check yourself (insurer portals typically let you generate an address report). A ZÜRS result is not a legal hazard map, but it is the primary document insurers use when they decide on cover and premium.
Step 2 — check official federal/Länder hazard maps
Under the EU Floods Directive, the Länder produce Hochwassergefahren‑ and Hochwasserrisikokarten (hazard and risk maps) and publish them via state portals and national services. These maps show inundation extent and Wassertiefen for defined design events and are the legal/administrative basis for risk management and planning. Use the national entry points linked from Umweltbundesamt guidance and then open the specific state portal (Landesumweltamt / Hochwasserzentrum) for the municipality of the property. Print or download the hazard map PDFs for the parcel and for the river reach upstream and downstream.
Step 3 — check landslide / ground‑movement data
For slope stability, landslides and ground movement, use the Bundesanstalt für Geowissenschaften und Rohstoffe (BGR) services — the BodenBewegungsdienst / MBiD provides national overviews and links to the State Geological Services (Staatliche Geologische Dienste) that hold higher‑resolution, local maps. Where the parcel sits on or below a slope, order the geological hazard map (ingenieurgeologische Gefahrenhinweiskarte) or obtain a WMS layer from the state service. These maps are the source documents for planners and engineers assessing foundation and remediation costs.
Which documents to request from the seller or insurer
Ask the seller for: (a) the current building insurance policy (Versicherungsschein / Police) that covers Elementarschäden; (b) a written Schadenhistorie or list of all Elementarschaden claims for the property (dates, damage type, gross amount paid and net claim after any deductible); (c) any correspondence with insurers about non‑renewal or premium increases; and (d) any previous expert reports or mitigation works (pumps, levees, flood doors, drainage upgrades). Separately, get a fresh ZÜRS Geo / insurer‑Hochwasser‑Check printout for the address (insurers use that in underwriting). If the seller cannot produce a claims list, ask the insurer named on the policy to confirm in writing the recorded claims for that address.
Red flags and next steps
Red flags: a ZÜRS zone showing high inundation probability; an official Hochwasserrisikokarte that floods the parcel at design scenarios; repeated Elementarschaden claims; insurer notes of non‑renewal or steep premium increases; documented slope instability on the MBiD/state geological maps. If you find one or more red flags, get a written cost estimate from a civil/geotechnical engineer and ask your mortgage lender whether they will accept the property and on what conditions. For acquisition decisions, rely on a technical due diligence report and a written confirmation from a proposed insurer about availability and premium band.
When to consult professionals
Maps and insurer checks identify risk but do not replace technical assessment. If hazard maps, ZÜRS or claims history indicate elevated risk, commission a geotechnical survey and a hydrological flood‑impact report. Ask a German‑qualified civil engineer (Bauingenieur / Geotechniker) and, for legal questions about disclosure or contract clauses, instruct a German lawyer (Fachanwalt für Immobilienrecht). For insurance questions (policy wording, exclusions, reinstatement value), speak to an insurance broker experienced in Elementarschaden policies.
Nothing on this page is investment, tax or legal advice. Price bands are indicative asking prices and disagree between sources by design. Verify every figure with a qualified German notary, tax adviser (Steuerberater) or lawyer before committing capital.
