Connecticut has expanded the flood risk section of its residential property condition disclosure under Public Act 25-33, a change that directly affects homeowners along the Fairfield County shoreline. The new rules mean sellers must now provide clear answers about flood zones, flood history, and insurance before buyers make an offer, shifting the timing of that conversation from after a contract is signed to before a home is listed.
Kristin Egmont, a Coldwell Banker Realty agent licensed in Connecticut since 2003, says coastal sellers who wait for a buyer to ask are already behind. “Transparency is what really needs to start before the home is listed,” Egmont said. “Not after the buyer has the contract.”
Fairfield County includes some of the state’s most sought-after waterfront communities, including Westport, Fairfield, Norwalk, including Rowayton, and Darien, where living near the water is a large part of the appeal. That appeal comes with questions buyers are now more prepared to ask: Is the property in a mapped flood zone? Has it flooded before? Has there been water intrusion? What does flood insurance cost, and will the buyer’s lender require it?
Before listing a coastal property, Egmont works through those questions with the seller. She reviews where the property sits on the flood map, whether there is any history of flooding or water intrusion, and what information is available about past insurance claims and the home’s elevation.
Egmont says the disclosure works best when it gives buyers enough information to make a real decision, not just a checked box on a form. “Buyers also have to think about it,” she said. “They need to understand elevation, drainage, what the insurance premium is going to be, and what kind of financing requirements their lender is going to require if they have financing.”
For a seller, that can be as simple as stating the facts plainly. “Sellers just need to be transparent to buyers,” she said. “Let them know, this is in a flood zone, you’re going to need flood insurance, my current policy costs me this a year.” A buyer who learns those numbers early can plan around them, while a buyer who learns them halfway through the transaction often comes back to renegotiate, or walks away.
For Egmont, flood disclosure fits into a broader principle she applies to every listing: the issues a seller deals with before going to market are the ones that won’t derail the deal later. “The more we address these items before listing a property, the fewer surprises we’re going to have during the negotiations,” she said.
That same thinking shapes how she prepares any home for sale. She says one of the most common misconceptions among sellers is that listing is a single step. “You decide to sell, take a few photographs, put the home online, and the market will do the rest. That’s a big misconception,” Egmont said. Instead, she spends time with sellers before listing to walk the property, identify improvements that make financial sense, plan staging, and flag potential inspection issues. For some homes, she says, a pre-inspection is worth considering so problems can be found and addressed on the seller’s timeline rather than the buyer’s.
For coastal sellers thinking about listing in the coming months, Egmont’s advice is to gather information now: flood zone status, any history of flooding or water intrusion, current insurance costs, elevation information if it exists, and records of past claims. Having that in hand before the listing goes live gives buyers confidence and gives sellers more control over the negotiation. Sellers should also review the current disclosure requirements with a Connecticut real estate attorney, since the rules apply to the condition report they will sign. Answers to common seller questions are available on Egmont’s seller FAQs page.
More information about Kristin Egmont and her Fairfield and New Haven County practice is available online. The expanded disclosure requirements carry implications beyond individual transactions: they raise the bar for seller preparedness across coastal markets, potentially reducing late-stage renegotiations and giving buyers greater confidence in flood-prone areas.
