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CRICOS No. 00213Ja university for the worldrealR
Changing (water) landscapes
Issues for value(r)s
API NSW Country Conference 2014Rydges Mount Panorama, Bathurst, NSW
2-3 May 2014
Dr Lucy Cradduck
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CRICOS No. 00213Ja university for the worldrealR
CONTEXT• Water ‘issues’ becoming more prevalent
– Small, Newby & Clarkson, 2013
• More development in at risk regions– Robson, 2007; Yassin, Bond & McDonagh, 2011;
Sheehan, 2012
• Valuations need to be current and accurate– Spencer v Cth, 1907
• Changing ‘landscapes’ change risks– Diaz-Nieto et al, 2012
CRICOS No. 00213Ja university for the worldrealR
How to identify property at risk from water?
CRICOS No. 00213Ja university for the worldrealR
WHAT RISK?
• Sea
• River
• Sky
• Flood
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CRICOS No. 00213Ja university for the worldrealR
Sea
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CRICOS No. 00213Ja university for the worldrealR
Sea
• Rising sea levels– Cradduck & Teale, 2014
• Erosion – Zeppel, 2012
• More widespread flooding– Strauss, Tebaldi & Ziemlinksi, 2012
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CRICOS No. 00213Ja university for the worldrealR
River
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CRICOS No. 00213Ja university for the worldrealR
River
• Rising levels– Wilby & Keena, 2012
• Debris– Austin, 2013
• Flooding in previously ‘dry’ areas– Thagunna, 2013
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CRICOS No. 00213Ja university for the worldrealR
Sky
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CRICOS No. 00213Ja university for the worldrealR
Sky
• Storm surges– Harris, 1963
• Mudslides– Agence France-Presse, 2010
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CRICOS No. 00213Ja university for the worldrealR
Flood
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CRICOS No. 00213Ja university for the worldrealR
Flood
• Lack of understanding of risk– Cradduck & Teale, 2014
• Time lapse– Small, Newby & Clarkson, 2013
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CRICOS No. 00213Ja university for the worldrealR
IDENTIFYING AT RISK PROPERTY
• Government proscription of information provision– i.e. S.149(2) EPA Act 1979 certificate on development or sale– Eves, 2002
• Government information provision– Local government authorities– Federal government data bases– Mapping
• Online services– Google Maps– OzCoasts – Other geographic information systems (GIS)
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CRICOS No. 00213Ja university for the worldrealR
What can change the risk?
• Development
• Climate change
• (un)Reliable data
CRICOS No. 00213Ja university for the worldrealR
Development• More building in coastal regions
– Mason, 2011
• Impact from upstream events– Walker & Elks, 2010
• Development – Yassin, Bond & McDonagh, 2011
• Government interventions– Kunreuther, 1984
• Public works and changing policies
CRICOS No. 00213Ja university for the worldrealR
Climate change
• Storms will become more prevalent– Shephard et al, 2012
• Rising levels from climate change– Hu et al, 2013
CRICOS No. 00213Ja university for the worldrealR
Data
• Disclaimers– General on website
• … Council, makes no representation and gives no warranty about the accuracy, reliability, completeness or suitability for any purpose of the information. To the full extent that it is able to do so in law, the Council disclaims all liability … for losses and damages, … caused by or arising from anyone using or relying on the information for any purpose whatsoever…
– Paid search• Council makes no warranty or representation regarding the accuracy or
completeness of this flood enquiry. Council disclaims any responsibility or liability in relation to the use or reliance by any person on the information contained in this flood enquiry.
• Access to current data
CRICOS No. 00213Ja university for the worldrealR
OVERVIEW OF INSURANCE ISSUES
• Lack of understanding of issues– Risk
• Lack of history– Passage of time
• Policy wordings • Document literacy
– ABS, 2013
• Effect of exclusion provisions • Cradduck & Teale, 2014
CRICOS No. 00213Ja university for the worldrealR
Insurance issues, cont
• Cover
• Cost
• Responsibility
CRICOS No. 00213Ja university for the worldrealR
ISSUES FOR VALUE(R)S
• Data – Currency – Accuracy– Appropriateness – Completeness– Cost v instructions– Insurability
• Ease of use of systems
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CRICOS No. 00213Ja university for the worldrealR
FUTURE CONSIDERATIONS
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• Rising sea levels
• More sever weather events generally
– Wilby & Keenan, 2012
• Changing planning provisions– Rainbow Shores, 2013
• Acknowledging risks
CRICOS No. 00213Ja university for the worldrealR
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CRICOS No. 00213Ja university for the worldrealR
Dr Lucy Cradduck
Faculty of Law, QUT, Brisbane, [email protected]
+61 7 3138 4022
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