CONSTANCE BAY REAL ESTATE
Constance Bay Flooding: How to Judge Flood Risk and Insurance Before You Buy
Constance Bay flooding is a real but uneven risk. The Ottawa River reached about 60.77 metres here in 2019, roughly a 1-in-100-year flood, and 60.50 metres in 2017. Homes on low riverfront lots along Bayview Drive took most of the damage, while many homes on higher ground back from the water stayed dry.
If you are thinking about buying in Constance Bay, the question isn’t whether the village floods. It’s whether this house, on this lot, sits inside the regulated flood plain, how it performed in 2017 and 2019, and whether you can insure it at a price that works. This guide shows you how to find those answers before you commit.
What happened in the 2017 and 2019 Ottawa River floods?
The 2017 and 2019 spring floods were driven by heavy snowpack and rain across the upper Ottawa River basin. In Constance Bay, water came over the low shoreline, filled crawlspaces and basements, and cut off parts of Bayview Drive and the side streets running down to the river.
The Mississippi Valley Conservation Authority, which maps the Ottawa River flood plain here, recorded these peak water levels at Constance Bay for recent events:
| Year | Peak level | Approximate flood size |
|---|---|---|
| 2019 | 60.77 m | About 1-in-100-year |
| 2017 | 60.50 m | About 1-in-50-year |
| 2023 | 60.40 m | About 1-in-20-year |
The 2019 flood reached roughly the regulatory standard, the 1-in-100-year flood used to define the flood plain. In other words, 2019 is a realistic picture of what the official flood line is meant to protect against.
The human side matters too. In May 2019, the City held a flood information meeting at the Constance and Buckham’s Bay Community Centre. CBC reported that some Bayview Drive owners had flooded in both 2017 and 2019, with shifted foundations and recurring water. Those stories are why buyers now ask much sharper questions, and why well-prepared sellers answer them up front.
Is every home in Constance Bay in the flood plain?
No. Constance Bay sits on a peninsula on the Ottawa River, between Constance Bay and Buckham’s Bay, and the ground rises as you move inland toward Torbolton Forest and the Constance Bay Sand Hills. Many streets away from the shoreline sit well above the regulatory flood level.
The flood plain is mostly a band along the water: Bayview Drive, the low lanes that run down to the river, and parts of the Buckham’s Bay shore. Two homes a few hundred metres apart can have completely different risk. That’s why a street name tells you very little, and the exact lot and elevation tell you a lot.
How to check a Constance Bay property’s flood risk
You can do most of this before you book a showing. Here’s the order I follow with buyers.
- Look at the regulatory flood plain mapping. Start with MVCA’s regulation mapping and its Ottawa River flood plain maps. The maps show where the 1-in-100-year flood line falls. MVCA is clear that the maps are a general guide, so treat them as a first screen, not a final answer.
- Call MVCA about the specific property. Ask whether the building or any part of the lot is inside the flood plain or within the 15-metre regulation limit around it. That answer affects what you can build, add or rebuild later.
- Ask the seller direct questions. Ask in writing whether water entered the home, the crawlspace or the garage in 2017, 2019 or 2023, what was repaired, by whom, and whether permits were pulled. Ask whether a claim was made through insurance or Ontario’s Disaster Recovery Assistance program, and ask for receipts.
- Read the house itself. Look for tide lines on foundation walls, newer drywall cut at a consistent height, replaced lower cabinets, a relocated electrical panel, a furnace or water heater on a raised platform, or an upgraded sump system. None of these is bad on its own. Together, they tell you what happened and how well it was handled.
- Get an insurance quote before you firm up. Ask your insurer for a written quote that names overland flood coverage, sewer backup coverage and the deductibles for each. Make your offer conditional on insurance if there’s any doubt.
Step four is where my construction and electrical background earns its keep. After a flood, the clues are physical, and I know what a proper repair looks like.
Can you get flood insurance in Constance Bay?
Often, yes, but price and availability depend on the exact property. Overland flood coverage, which covers water coming in from the river over land, is a separate add-on in most Canadian home policies. It’s different from sewer backup coverage, and many owners only learn the difference after a claim.
The Insurance Bureau of Canada reports that about 94% of Canadian homes can now get overland flood insurance, but roughly 850,000 high-risk homes still can’t get affordable coverage (July 2026 report coverage). Low riverfront lots that flooded in 2017 and 2019 are the kind of property most likely to fall into that group.
A promised federal flood insurance program for high-risk homes had no confirmed launch date as of mid-2026. Don’t plan a purchase around a program that doesn’t exist yet. Plan around the quote you can get today.
Insurers usually ask about:
- Whether the home is in a mapped flood plain, and its elevation relative to the river
- Prior flood claims at the address, including claims by previous owners
- Whether the basement or crawlspace is finished
- Sump pump, backwater valve and backup power details
- The age of the roof, electrical, plumbing and heating
Good answers can be the difference between a reasonable premium and a refusal. Raised utilities, a well-maintained sump system and documented repairs all help.
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Rebuilding, raising and renovating in the flood plain
Work in the flood plain, or within 15 metres of it, needs written permission from MVCA before you start. That includes new construction, additions, rebuilding and placing fill. The approval order matters: any planning approval first, then the MVCA permit, then the City building permit and, where relevant, the septic permit. MVCA’s planning and regulations FAQ says to allow about 30 days for a complete application.
This is why “you can always add a second storey” or “just raise it” are promises nobody should make on a showing. For the rules on setbacks, additions and shoreline work, see my guide to Constance Bay waterfront regulations.
Several Constance Bay owners have raised homes or moved mechanicals up a floor since 2019. A well-executed raise can make a house easier to insure and more appealing to the next buyer. A poorly documented one creates questions you’ll have to answer when you sell.
Wells and septic after a flood
Constance Bay homes use private wells and septic systems, and floods affect both. Floodwater can contaminate a well and saturate a septic bed. Public Health Ontario recommends testing well water after flooding, and testing for bacteria is free in Ontario.
If you’re buying a home that flooded, test the well as a condition of your offer and have the septic system assessed. A septic system that was damaged and replaced should have a permit on file with the Ottawa Septic System Office. My guide to wells, septic and home inspections in Constance Bay covers what to test and when.
Living with spring flood season
The river gives warning. The Ottawa River Regulation Planning Board publishes river condition forecasts, and MVCA runs a water level gauge in Buckham’s Bay that you can check hourly on its website. Residents can also sign up for flood messages through the Lower Ottawa River Early Flood Warning Working Group.
Long-time owners keep a short spring routine: watch the forecasts from March, test the sump and backup power, move valuables off the lowest level, and know the route out. The federal Get Prepared flood guide has a solid household checklist.
Access matters too. Constance Bay Road is the main way in and out. The village secondary plan calls for a second access road toward Kilmaurs Side Road for emergencies, which is worth watching if you’re buying near the water.
Is a flood-prone Constance Bay home a bad buy?
Not automatically. Some of the best views and the most private lots in Constance Bay sit close to the water. Flood history usually shows up in the price, the insurance and the pool of buyers who’ll consider the home.
The buyers who do well here have three things: real numbers on insurance before they firm up, an inspection by someone who knows what flood repairs look like, and a realistic plan for spring. If you’re still deciding whether the waterfront is for you, start with my Constance Bay waterfront homes buyers guide, then look at current Constance Bay homes for sale with this checklist in hand.
For sellers, the same logic works in reverse. A home with documented repairs, raised mechanicals and an insurance quote ready for buyers sells with fewer surprises. My guide to selling your waterfront home in Constance Bay explains how to put that package together.
Thinking about a Constance Bay home near the water? Call or text Jason at (613) 601-9333 for a flood-risk walkthrough before you write an offer.
Work with a REALTOR® who reads houses, not just listings
I’m Jason Polonski, a REALTOR® with Right at Home Realty, and I’ve helped buyers and sellers across Ottawa’s west end and rural communities for more than 15 years. Before real estate I worked in construction and the electrical trades, so when we walk through a Constance Bay home together, I’m looking at the foundation, the panel, the sump and the repair history, not just the view. I also hold a Bachelor of Commerce from Concordia University with a double major in Marketing and Finance, which helps when we weigh insurance costs and resale value against the price. Learn more about me, read client reviews on Google, or start with my main Constance Bay community guide.
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Constance Bay Flooding FAQs
The largest recent floods were in spring 2017 and spring 2019. The 2019 peak of about 60.77 metres was roughly a 1-in-100-year event. A smaller high-water event in 2023 reached about 60.40 metres.
Check the Mississippi Valley Conservation Authority’s flood plain mapping, then call MVCA with the address to confirm. The maps are a general guide, so a direct answer from MVCA is the reliable step.
Only if the policy includes overland flood coverage, which is usually an add-on. Sewer backup coverage is separate. Get a written quote that names both before you remove conditions on an offer.
Possibly, but you need written permission from MVCA before starting work in the flood plain or within 15 metres of it, plus a City building permit. Never assume an addition will be approved.
Yes. Floodwater can contaminate private wells. Bacterial testing is free in Ontario through Public Health Ontario, and a recent clean result should be a condition of your offer.
Many inland streets sit well above the regulatory flood level and didn’t flood in 2017 or 2019. Risk depends on the exact lot and elevation, so check each property individually.
