Block Insurance FAQ: Everything You Need to Know

Block of Flats Insurance London

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If you own or manage a block of flats, you know how important it is to have comprehensive insurance coverage. Block insurance, also known as block of flats insurance, is designed to protect not just the individual flats, but also the communal areas and any external features of the property. In this guide, we’ll explore what block insurance entails, what it covers, common pitfalls to avoid, and tips for managing it effectively.

What is Block Insurance?

Block of flats insurance is a type of buildings insurance that covers all the flats within a single block, as well as communal areas, external features, and hardstanding. To ensure your block is fully protected, you might consider additional insurance policies such as:

  • Directors & Officers insurance
  • Legal Cover
  • Terrorism insurance
  • Engineering Inspection
  • Loss Recovery

These additional policies help cover a range of risks that could affect your block.

Key Elements of Block Insurance

Understanding the Coverage

Block insurance typically includes:

  • Accidental damage
  • Third-party damage
  • Fire, storm, and flood damage
  • Terrorism (optional)
  • Loss of rent
  • Landlord’s contents

This comprehensive coverage ensures that both the property and the interests of landlords and tenants are well-protected.

Common Pitfalls in Block Insurance

To keep your block insurance valid, avoid these common mistakes:

  • Falsifying information on the statement of fact.
  • Breaching conditions such as not adhering to an Alarm Warranty after a theft.
  • Ignoring minimal security requirements like not locking doors and windows.

Buildings Insurance for Flats: Responsibilities

The responsibility for buildings insurance on your flat depends on how you own it:

  • Leaseholder: Usually, the freeholder arranges buildings insurance for the entire building. Always check your lease agreement to confirm who is responsible.
  • Joint Freeholder: If you own the freehold jointly with other leaseholders, you are collectively responsible for ensuring the building is insured.

Who Pays for Building Insurance on a Block of Flats?

Typically, the buildings insurance premium is paid by:

  • Right to Manage company
  • Management company
  • Managing agent

These entities are responsible for the maintenance and services of the block, including insurance.

Block Management: An Overview

Block management involves overseeing the services and maintenance of the building, funded through service charges paid by the individual flat owners. This includes:

  • Maintenance repairs
  • Insurance
  • Utilities
  • Lifts
  • Daily upkeep of communal areas

Effective block management requires setting budgets and maintaining regular communication with leaseholders and freeholders to ensure value for money.

Right to Manage Company

A Right to Manage (RTM) company gives leaseholders the legal right to manage their property independently of the landlord. This involves:

  • Setting up a company to manage the building services.
  • Leaseholders managing the property instead of a managing agent.
  • Legal basis: The Commonhold and Leasehold Reform Act 2002.

Managing a Block of Flats

If you’re thinking about managing your own block, you can:

  • Apply for a Right to Manage (RTM) agreement from the landlord.
  • Hire a managing agent to oversee the block for a fee.

Managing a block directly can be cost-effective but comes with significant responsibility.

Directors and Officers Insurance

The cost of Directors and Officers insurance varies depending on the number of flats and the level of cover required. Starting prices can be around £78.40, including insurance premium tax. This insurance protects those in charge of managing the block from legal claims.

Property Owners Liability Cover

This cover protects landlords, freeholders, and leaseholders against claims from third parties for personal injury or property damage related to the property. It’s essential for mitigating risks associated with property management.

Calculating Rebuild Cost

Calculating the rebuild cost of your block of flats is crucial for adequate insurance coverage. Factors to consider include:

  • Debris removal
  • Professional fees (architects, etc.)
  • Labour and materials costs

Underinsuring your property can lead to proportionate claim reductions. A Rebuild Cost Assessment from a Chartered Surveyor can ensure accurate valuation and adequate coverage.


Block insurance is a vital aspect of managing a block of flats, providing comprehensive coverage for the building, communal areas, and external features. By understanding the coverage, responsibilities, and potential pitfalls, you can ensure your property is well-protected. Proper management and regular assessments can prevent underinsurance and ensure the safety and satisfaction of all residents.


1. What additional coverages can be included in block insurance? Additional coverages can include Directors & Officers insurance, Legal Cover, Terrorism insurance, Engineering Inspection, and Loss Recovery.

2. Who is responsible for buildings insurance in a block of flats? Responsibility typically falls on the freeholder, Right to Manage company, management company, or managing agent, depending on the ownership structure.

3. How can I ensure my block insurance is valid? Ensure all information is accurate, comply with security requirements, and adhere to policy conditions.

4. What does block management involve? Block management includes overseeing maintenance, insurance, utilities, and communal areas, funded by service charges from flat owners.

5. How is the rebuild cost of a block of flats calculated? Consider debris removal, professional fees, and labour and material costs. A Chartered Surveyor can provide a Rebuild Cost Assessment to ensure accurate coverage.

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