Construction & Renovation Services in Town of High River

This is the essential first question for any renovation on a pre-2013 High River home, and the answer is available through several sources. Town of High River flood records: the town maintains records of the 2013 flood extent, including maps showing which areas were inundated. Contact the town's Development Services department to request the flood status of a specific property. Property disclosure: if you purchased the home after 2013, the seller's property disclosure statement should have indicated whether the home experienced flood damage. Review your purchase documents. Physical inspection: signs of past flooding that renovation may reveal include: water staining on basement walls above the floor (indicating maximum flood water height), mould behind finished walls (particularly at the base of walls where water sat longest), deterioration of floor joists or subfloor where water contact occurred, and rust or corrosion on mechanical equipment that was submerged. Insurance history: your property's insurance history may indicate flood claims. Contact your insurance provider for claims history. Why it matters for renovation: a home that was flooded and repaired needs a more thorough pre-renovation assessment than one that wasn't. The quality of the 2013 repairs varies — some homes were professionally restored with complete remediation (mould, structural, mechanical); others received expedient repairs to make the home habitable as quickly as possible. A renovation that opens walls may discover deferred issues from the flood restoration. Cost of assessment: $500-$1,000 for a comprehensive moisture, mould, and structural assessment. This investment avoids the significantly higher cost of discovering problems mid-renovation.

The diversion channel significantly reduces flood risk for properties within its protection zone — but 'reduces' is not 'eliminates.' What the channel does: it provides an alternative path for excess Highwood River water to flow around the town during high-water events, rather than through it. The channel is designed to handle a defined flood event (the design specifications are based on return-period analysis of historical and projected flood data). For events within the design parameters, the channel should prevent the kind of town-wide inundation that occurred in 2013. What the channel doesn't do: it cannot protect against an event that exceeds its design capacity. Extreme rainfall, rapid snowmelt, or a combination of factors that produces a flood larger than the design event could still overwhelm the channel and cause flooding. The channel also doesn't protect every property in High River equally — properties outside the channel's protection zone (particularly those on the river's opposite bank or upstream of the diversion point) may have less protection. How to assess your specific property: the town's updated flood mapping (post-diversion construction) shows which properties are within the flood fringe and which are outside it. A property that was in the flood fringe before the diversion channel may have been reclassified based on the channel's protection. Check the current mapping through the town's Development Services department. Practical implication for renovation: even if your property is classified as outside the flood zone, the 2013 experience suggests that incorporating basic flood-resilient features (backwater valve, sump pump with battery backup, moisture-resistant materials in the basement) is prudent. The cost is modest ($2,000-$5,000 for basic flood-resilient additions to a standard renovation), and the protection is valuable regardless of the flood map classification. Insurance implication: the diversion channel has improved flood insurability for High River properties. Compare current insurance quotes — you may find that coverage options and premiums have improved since the channel's completion.

High River's flood history is the elephant in every real estate transaction and every renovation decision. Here's how it actually plays out in 2025. The market has recovered: the median home price of $525,000 (up 6% year-over-year) demonstrates that buyers are willing to invest in High River. The post-flood discount that depressed values in 2014-2017 has largely dissipated, particularly for properties protected by the diversion channel. Flood-fringe properties still carry a discount: homes within the mapped flood fringe trade at approximately 10-20% below comparable properties outside the flood zone. This discount reflects the ongoing insurance cost differential (flood-fringe insurance is more expensive) rather than a fundamental lack of demand. Renovation returns are strong in the current market: limited new construction and sustained demand create favorable conditions for renovation investment. The median price increase of 6% year-over-year means that renovation investment is riding a market tailwind. Flood-resilient renovation commands a premium: a home that has been renovated with documented flood-resilient features (elevated mechanicals, flood-resistant materials, backwater valve, sump pump backup) is more marketable than one without. The disclosure of flood-resilient upgrades is a positive selling point that distinguishes the property from homes that have not been updated. The renovation math: a $400,000 pre-flood home that receives $60,000-$80,000 in flood-resilient renovation becomes a $480,000-$520,000 property. The flood-resilient features add perhaps $10,000-$15,000 to the renovation cost but contribute disproportionately to resale value because they address the primary concern that every High River buyer carries. The bottom line: High River's flood history is not a reason to avoid renovation investment — it's a reason to invest smartly. Flood-resilient renovation converts a market concern into a market advantage.