When flood cover is included by default
Most standard UK home insurance policies include flood damage as part of buildings and contents cover. That applies to flooding from rivers, surface water, heavy rainfall and, in coastal areas, tidal surge.
In practice, flood is bundled alongside fire, storm and subsidence rather than sold as a separate add-on. Many people assume it is optional. Usually, it is not.
Situations where flood cover may be restricted
Flood cover is not always guaranteed. Properties with a known history of flooding, or those in high-risk zones, can be treated differently at quote or renewal stage.
- Higher excesses applied specifically to flood claims
- Reduced limits for contents affected by floodwater
- Flood cover excluded entirely in some cases
These restrictions are normally clear in the policy schedule rather than hidden deep in the wording.
Flood Re and how it affects eligibility
Flood Re is a reinsurance scheme designed to keep flood insurance available for many higher-risk homes. Insurers can pass flood risk into the scheme rather than refusing cover outright.
It does not apply to all properties. Most buy-to-let homes, newer builds and some mixed-use properties fall outside the scheme and are assessed on their own merits.
What insurers mean by “flood”
Flood damage usually refers to water entering the property from outside, not internal plumbing failures. Burst pipes, leaking appliances and overflowing tanks are treated as escape of water instead.
The distinction matters because excesses, claim limits and repair approaches can differ between the two.
Common exclusions that catch people out
Flood claims are often affected by exclusions that have nothing to do with the water itself.
- Damage caused by gradual seepage rather than a sudden event
- Landscaping, fences and gates beyond a set value
- Outbuildings or basements not declared at inception
Policies usually respond to sudden flooding. Slow, ongoing water ingress is a different category.
Basements, cellars and lower ground floors
Lower levels are higher risk by definition. Many policies apply special limits to basements, covering basic fixtures but excluding high-value contents unless specifically listed.
Finished basements used as living space often need clearer disclosure to avoid disputes later.
Excesses applied to flood claims
Flood excesses are often higher than the standard policy excess. A £250 or £500 excess for most claims can become several thousand pounds when flood is involved.
This is one of the first figures worth checking, especially in areas where flooding is a known issue.
How insurers handle repeated flooding
One flood claim does not automatically change cover, but repeated claims usually trigger a review. Insurers may require evidence of mitigation work before continuing flood protection.
Measures such as raised electrics, flood barriers or improved drainage are often discussed at this stage.
Contents claims and contaminated water
Floodwater is usually treated as contaminated. Soft furnishings, carpets and some fitted items may be written off rather than cleaned.
That approach can feel heavy-handed, but it reflects health guidance rather than cost-saving.
Temporary accommodation after flooding
Most buildings policies include cover for alternative accommodation if the home becomes uninhabitable following a flood.
Limits apply, and longer repairs can push against them, especially where drying and structural work take time.