Corrie Chabau opened his letterbox last week expecting the usual council notice.
Instead, he found a document that threatened to upend his life and finances.
The new flood risk mapping could make his Logan home unaffordable to insure.
When Corrie received the letter, he feared the worst for his 13-year-old home.
The correspondence from Logan City Council revealed updated flood risk classifications under Temporary Local Planning Instrument (TLPI) No. 1/2024, which commenced on 6 March 2025.
These changes overrode existing provisions in the Logan Planning Scheme 2015 and aimed to guide development decisions with the latest flood risk data.
For the 20,000 residents notified in late August, the update felt like a financial hammer.
Chabau’s insurance had already risen by $1,200 this year, pushing his annual premium past $5,000—nearly double Queensland’s average of $2,735.
Some neighbours reported quotes as high as $30,000, while others feared their homes could become uninsurable for flood damage.
'They've just destroyed everyone's livelihoods. All the houses are basically worth nothing now, and we can't insure them.'
Residents argue the new classifications clash with reality.
Chabau recalled Cyclone Debbie, when 400mm of rain fell in 20 hours, yet his area drained quickly with no lasting damage.
He said the mapping conflated stormwater runoff with genuine flood risk, leaving long-term residents frustrated.
Insurers generally define floods as water escaping from natural waterways, while stormwater and tidal inundation are often treated separately under other policy elements.
The problem in Logan mirrors a national trend threatening older Australians’ financial security.
A 2024 Climate Valuation report predicted over half a million homes could become uninsurable for flood damage by 2030.
Thirteen suburbs were identified as 'black zones', including Tweed Heads South and Chinderah, within two hours of Logan.
For seniors, this could wipe out decades of home equity and turn family homes into stranded assets.
Recent policy adjustments show council listening
In December 2024, Logan City Council simplified its risk-based approach by merging the two lowest flood-risk categories and removing the 'very low' risk category.
This reduced the size of the moderate-risk category and lowered some previously moderate properties to low risk.
The updated mapping aligned with the Queensland Government’s State Planning Policy (2017), which mandates identifying all flood risks and considering climate change impacts.
Mayor Jon Raven stressed the council had 'no control' over insurance premiums, adding: 'We can't stop floods but we can better understand and plan for them.'
The new planning scheme was scheduled to begin in late 2025, with public consultation to follow after the State Interest Check.
A community meeting highlighted the human toll.
Chabau described the room as packed and tense, with residents confronting the council over insurance fears.
'I heard a very elderly couple say, 'We are going to lose everything because of this',' he said.
'That made me see red. How dare they cause this stress on all these people?'
What Logan residents need to know
- Public consultation on the draft town plan ran until 31 October, with over 50 engagement events planned.
- Council would review submissions before providing the updated plan to the Queensland Government next year.
- The actual flood risk for reclassified properties had not changed—only the categorisation system.
- Insurers assessed current risk, not projected future climate scenarios.
- Residents could challenge inappropriate classifications through multiple avenues.
Affected homeowners were advised to take immediate action.
They could check their property’s flood risk via the Logan Flood Portal and discuss their situation with their insurer.
Documenting flood history with photos and securing appropriate insurance levels were recommended.
For consultation, residents were encouraged to attend engagement events, submit detailed reports, and coordinate feedback with neighbours.
Long-term strategies included exploring flood mitigation, considering house-raising if feasible, and researching government assistance programs.
Even if the mapping was later revised, Chabau feared insurers would not reduce premiums.
He explained that once a property was flagged as high-risk, convincing insurers to reassess could be an uphill battle, regardless of the assessment’s accuracy.
'The insurers go 'well, it says here that it might flood' and the premiums won't ever come down. It's just going to destroy everyone,' he said.
The consultation process offered a chance for adjustments, but residents faced uncertainty well into 2025.
Mayor Raven confirmed council had considered feedback since the TLPI rollout in 2023 and aimed to refine mapping and policies to meet community needs.
For Logan’s seniors, the stakes were enormous—homeownership and financial security now felt mutually exclusive.
The Logan flood mapping saga illustrated how climate risk assessments could clash with decades of lived experience, leaving long-term residents in a precarious position.
What This Means For You
Residents in Logan faced steep insurance hikes, with some receiving quotes as high as $30,000, leaving many older Australians fearful for their financial security. The changes were based on theoretical flood risk models rather than lived experience, creating frustration among those who had never seen their homes flood.
While the council attempted to ease concerns by hosting more than 50 consultation events, many still felt uncertain about the future of their properties. For affected homeowners—particularly seniors on fixed incomes—practical steps such as documenting flood history, attending consultations, and exploring mitigation options could make a crucial difference.
This issue highlights how easily decades of savings and retirement planning can be shaken, reminding older Australians that staying informed and proactive is vital when policies threaten both home and financial stability.
Rising insurance premiums and new flood mapping aren’t just about property values—they can ripple through every part of someone’s financial planning.
When unexpected disasters strike, the impact often goes beyond repair bills and insurance headaches, affecting long-term income and stability.
To see how these events can reshape day-to-day finances, here’s another story worth exploring.
Read more: How disaster impacts retirees' finances and pensions
Queensland home insurance skyrockets as Logan council flood mapping changes — 9News reports on Logan residents facing soaring premiums, with some homes becoming nearly uninsurable after updated council flood mapping.
https://www.9news.com.au/national/q...-mapping/3b687b57-c0ca-4258-af22-95d4aefaf48f
Flood – Logan City Council — Outlines the Temporary Local Planning Instrument (TLPI) No. 1/2024, insurance considerations, community consultation, and guidance on checking flood risk via the Logan Flood Portal.
https://www.logan.qld.gov.au/floodimpacts
Council flood map triggers insurance shock | Insurance Business Australia — Covers Logan homeowners reporting premiums rising thousands of dollars due to new flood classifications, with disputes over accuracy and fears of uninsurability.
https://www.insurancebusinessmag.co...lood-map-triggers-insurance-shock-549207.aspx
Key changes to flood mapping approved — MyCity Logan — Reports on council simplifying its flood risk categories in December 2024 by merging the lowest tiers and adjusting moderate classifications.
https://mycitylogan.com.au/key-changes-to-flood-mapping-approved/
New mapping to keep city safer — Our Logan — Explains how the updated mapping aligns with Queensland’s State Planning Policy (2017), requiring councils to factor in climate change and update their schemes regularly.
https://ourlogan.com.au/media/new-mapping-to-keep-city-safer/
Have you experienced financial stress due to updated flood mapping in your area?
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