At WS Insurance Brokers, we specialise in arranging comprehensive home insurance with flood cover for properties across the UK, including high-risk flood areas. Our expert team can help you navigate the complexities of flood insurance and ensure you have adequate protection for your home and belongings.
Customers continue to purchase insurance from their chosen insurer, and Flood Re provides support indirectly through insurance providers rather than interacting directly with customers.
Table of Contents
• What is Flood Insurance?
• The Growing Flood Risk in the UK
• Is Flood Insurance Included in Home Insurance?
• Understanding the Flood Re Scheme and its impact on home and contents insurance in the UK
• How Much Does Flood Insurance Cost?
• What Does Flood Insurance Cover?
• Types of Flooding and Insurance Coverage
• How to Check Your Property’s Flood Risk
• Getting Flood Insurance for High-Risk Properties
• What to Do If You’ve Been Flooded
• Reducing Your Flood Risk and Insurance Costs
• Flood Insurance vs Flood Resilience Measures
• Common Questions About Flood Insurance UK
What is Flood Insurance?
Flood insurance is coverage that protects your home and belongings from damage caused by flooding. In the UK, flood insurance is typically included as part of standard buildings and contents home insurance policies, rather than being purchased as a separate standalone policy like in some other countries such as the United States. Flood insurance is a crucial component of property insurance for homeowners in flood-prone areas, as property insurance provides broader protection for both the structure and contents of a home against various risks, including floods.
Flood insurance covers the financial costs of repairing or rebuilding your property following flood damage, including:
• Structural damage to your building (walls, floors, foundations)
• Damage to permanent fixtures (kitchens, bathrooms, built-in wardrobes)
• Damage to personal belongings (furniture, electronics, clothing)
• Alternative accommodation costs while repairs are completed
• Professional fees (surveyors, architects, legal costs)
• Removal and storage of undamaged items during repairs
UK home insurance policies are designed to cover flood damage as standard, though the availability and cost of coverage depends on your property’s flood risk level. For properties in high-risk flood areas, the government-backed Flood Re scheme helps ensure affordable flood insurance remains available. There is no difference in the way customers purchase home insurance or make claims, regardless of whether their policy is supported by Flood Re.
The Growing Flood Risk in the UK
Climate change is fundamentally altering the UK’s flood risk landscape. According to recent data from the Environment Agency, one in five properties in the UK is currently at risk of flooding. Even more concerning, this figure is projected to rise to one in four properties by 2050 as climate change intensifies, with the number of properties at risk expected to increase significantly in the coming decades.
As flood risk grows, flood prevention and resilience measures are becoming increasingly important parts of the UK’s strategy to manage and mitigate the impact of flooding. Sustainable flood prevention initiatives, alongside schemes like Flood Re, help protect communities and support households facing rising flood threats.
Record-Breaking Flood Claims in 2024-2025
The severity of recent flooding demonstrates the urgent need for comprehensive flood insurance. Key statistics paint a stark picture:
• £585 million paid out in weather-related home insurance claims in 2024 alone
• £226 million paid for storm and flood damage in Q1 2025 – a 55% increase from the previous quarter
• Storm Éowyn described by the Met Office as the UK’s most powerful windstorm in over a decade
• 12 named storms in the 2023/2024 storm season – the highest since 2015/2016
• Average home insurance premiums increased by £55 (16%) in 2024 due to rising claims costs
According to the Association of British Insurers, the record payouts follow significant and consistent bad weather, including storms that brought widespread flooding and property damage across the UK.
Why Flooding is Becoming More Frequent
Several interconnected factors are driving increased flood risk:
• Climate change: Warmer temperatures lead to more intense rainfall events
• Wetter winters: The UK is experiencing 59% more winter rainfall according to Environment Agency projections
• Rising sea levels: Once-a-century sea level events could become annual by 2100
• Urban development: Increased concrete and tarmac reduce natural water absorption
• Aging infrastructure: Drainage systems and flood defences struggle to cope with extreme weather
• Development on flood plains: Building in high-risk areas increases exposure
Both government and homeowners can take steps to manage flood risk through improved infrastructure, better planning, and property-level resilience measures.
With these trends accelerating, securing adequate flood insurance is no longer optional for UK homeowners – it’s essential financial protection against an increasingly likely event.
Is Flood Insurance Included in Home Insurance?
Yes, flood insurance is typically included as standard in UK home insurance policies. Both buildings insurance and contents insurance generally cover flood damage without requiring a separate flood-specific policy. The flood risk part of a home insurance policy, which specifically addresses the risk and potential costs associated with flooding, is particularly relevant for properties in high-risk areas and may be handled differently under the Flood Re scheme. For eligible properties, the flood risk portion of the policy may be passed from the insurer to the Flood Re scheme, ensuring affordability for homeowners in high-risk flood areas. This is a significant advantage of the UK insurance market compared to countries like the United States, where flood insurance must be purchased separately.
Buildings Insurance and Flood Cover
Buildings insurance for domestic properties covers the structure of your home and permanent fixtures against flood damage. This type of insurance is specifically designed for residential homes, while commercial property insurance is used to protect business premises, and commercial properties are typically excluded from this coverage: Small businesses are not eligible for standard domestic flood cover and must seek separate commercial property insurance to protect their premises against flood risks.
• Walls, roofs, floors, and foundations
• Fitted kitchens and bathrooms
• Doors, windows, and conservatories
• Garages, sheds, and outbuildings
• Paths, driveways, and patios
• Boundary walls, fences, and gates
If you have a mortgage, your lender will require you to maintain buildings insurance that includes flood cover. Even if you own your home outright, buildings insurance with flood protection is highly recommended given the potentially catastrophic costs of flood damage.
Contents Insurance and Flood Cover
Contents insurance protects your personal belongings from flood damage:
• Furniture and soft furnishings
• Electronics and appliances
• Clothing, shoes, and personal items
• Jewellery and valuables (often subject to limits and best protected under dedicated household contents insurance)
• Carpets, curtains, and blinds
• Sports equipment and hobby items
According to MoneyHelper, the average UK household has contents worth between £35,000 and £55,000. Without adequate contents insurance, replacing flood-damaged belongings would represent a substantial financial burden.
Important Exceptions and Limitations
While flood cover is typically included, there are important caveats to be aware of:
• High-risk properties: May face higher premiums or require Flood Re scheme
• Exclusions for negligence: Damage from poor property maintenance may not be covered
• Policy excesses: You’ll pay the first portion of any claim (typically £100-£500+)
• Sub-limits: Valuables and specific items may have coverage caps
• Unoccupied properties: Extended void periods may affect flood cover
• Gradual damage: Slow water ingress over time typically not covered
Always read your policy documents carefully to understand exactly what’s covered and what exclusions apply. If you’re unsure, contact your insurer or insurance broker for clarification.
Understanding the Flood Re Scheme
Flood Re is a joint initiative between the UK government and the insurance industry, created to ensure affordable flood insurance remains available for properties in high flood risk areas. Launched in 2016, Flood Re operates as a not-for-profit fund that pools resources from insurers. This pool of funds is contributed by insurers to cover the costs of flood claims, supporting affordable flood insurance for households in flood-prone areas. As a not-for-profit scheme, Flood Re is designed to provide affordable flood insurance without generating profit, while helping to maintain the financial stability of the insurance industry. Flood Re has been instrumental in keeping home insurance accessible for thousands of UK homeowners who would otherwise face prohibitively expensive premiums or be unable to obtain flood cover at all. The force of the Flood Re scheme lies in its regulated structure and reliability, ensuring robust management of flood risk and enforcement of flood protection measures within the UK insurance market.
How Flood Re Works
Flood Re operates as a reinsurance scheme that works behind the scenes:
• Insurers can transfer flood risk from high-risk properties to Flood Re
• Flood Re uses pooled funds to cover flood-related claims
• The scheme is funded by a levy on all home insurance policies (approximately £10.50 per policy annually)
• Homeowners don’t interact directly with Flood Re – everything is handled through their insurer
• Premiums are capped based on council tax bands, ensuring affordability
Flood Re is able to cover claims using money that comes from two places: charges on policies transferred into the scheme and an annual levy paid by UK home insurers.
The beauty of Flood Re is its invisibility to consumers. You simply purchase home insurance normally, and if your property qualifies for Flood Re, your insurer handles everything behind the scenes. This maintains the simplicity of the UK insurance market while ensuring flood coverage remains accessible.
Who Qualifies for Flood Re?
Flood Re is designed to help households in high-risk flood areas access affordable flood insurance. It is available for:
• Households in residential properties built before 1 January 2009
• Households in properties at high risk of flooding
• Both buildings and contents insurance for eligible households
• Households with properties that have an existing flood history
Properties NOT eligible for Flood Re:
• Properties built on or after 1 January 2009
• Buy-to-let and rental properties
• Commercial properties and businesses, where separate policies may have very different commercial property insurance exclusions that may instead require specialist commercial property insurance cover
• Properties in council tax bands H or I (band G and above in Scotland)
• Communal insurance policies for blocks of flats
Only regulated insurance providers, authorized by the Financial Conduct Authority, can participate in the Flood Re scheme.
Flood Re Premium Caps
One of Flood Re’s key benefits is capped premiums based on council tax bands. The premium for Flood Re is determined by the property’s council tax band, which directly impacts the cost of flood insurance. The property’s council tax band is used as the basis for calculating the fixed premium insurers pay when ceding flood risk to Flood Re. For example:
• Council Tax Band A-B: Maximum £210 annual premium for flood element
• Council Tax Band C: Maximum £270 annual premium
• Council Tax Band D-E: Maximum £360 annual premium
• Council Tax Band F-G: Maximum £540 annual premium
These caps can deliver savings of thousands of pounds for homeowners in very high-risk flood areas who would otherwise face prohibitive premiums.
The Future of Flood Re
Flood Re is currently scheduled to end in 2039. According to parliamentary research, concerns exist about insurance availability and affordability once the scheme ends. The government and insurance industry are working on a transition plan to ensure vulnerable communities aren’t left without flood cover when Flood Re exits the market. Ultimately, there will be a long-term need for sustainable flood insurance solutions to protect homeowners after the scheme concludes.
For now, Flood Re remains operational and has seen increasing use. The scheme increased its loss limit by 150% due to rising flood-related claims, demonstrating both its value and the growing flood challenge facing the UK.
How Much Does Flood Insurance Cost?
The cost of flood insurance in the UK varies significantly depending on your property’s flood risk level, location, and whether your policy is covered by the Flood Re scheme. One of the main goals of the Flood Re scheme is to ensure that even those in high-risk areas can find affordable cover for their homes. Understanding typical pricing helps you budget appropriately and identify whether you’re getting competitive rates.
Average Home Insurance Costs Including Flood Cover
According to recent Association of British Insurers data, the average combined buildings and contents home insurance policy in the UK costs:
• Standard home insurance (low flood risk): £350-£450 annually
• Home insurance with moderate flood risk: £450-£700 annually
• Home insurance with high flood risk (without Flood Re): £1,000-£3,000+ annually
• Home insurance with high flood risk (with Flood Re): £400-£750 annually
The average home insurance premium increased by £55 (16%) in 2024 to £395 annually, driven primarily by the record weather-related claims. Properties with previous flood history can expect premiums approximately 30-60% higher than similar properties without flood claims.
Factors Affecting Flood Insurance Costs
Several key factors determine how much you’ll pay for flood insurance:
• Flood risk level: High, medium, or low based on Environment Agency assessments
• Property location: Proximity to rivers, coast, or areas with poor drainage
• Previous flood claims: Having been flooded significantly increases premiums
• Flood defences: Properties protected by flood barriers pay less
• Property value: Higher rebuild costs mean higher premiums
• Contents value: More valuable possessions increase contents insurance costs
• Policy excess: Higher excess reduces premiums but increases out-of-pocket costs when claiming
• Property resilience: Flood-resistant measures can reduce costs
Impact of Recent Flooding on Premiums
If your property has been flooded in the past, expect significant premium increases:
• According to MoneySuperMarket data, properties with flood history pay on average £29.75 more per year
• Some insurers may impose higher excesses (£500-£2,500) for flood claims
• Multiple flood claims can result in coverage being declined by some insurers
• Flood Re scheme helps cap these increases for eligible properties
The good news is that Flood Re prevents these increases from becoming completely unaffordable for properties that qualify for the scheme.
What Does Flood Insurance Cover?
Understanding exactly what your flood insurance covers helps you know what protection you have and what actions you can take if flooding occurs. Being able to insure properties in flood-prone areas is essential for homeowners, and insurance solutions have evolved over time to address this need. UK home insurance policies with flood cover typically provide comprehensive protection across multiple areas:
Structural Damage to Your Property
Buildings insurance covers the cost of repairing flood damage to:
• Walls, floors, and ceilings requiring replacement or repair
• Plastering and decorating following water damage
• Fitted kitchens and bathrooms damaged by floodwater
• Central heating systems and boilers
• Electrical wiring and plumbing systems
• Doors, windows, and conservatories
• Foundations and structural support if damaged
• Driveways, patios, and boundary walls
Damage to Your Belongings
Contents insurance protects your possessions from flood damage:
• Furniture, sofas, beds, and mattresses
• Electronics including TVs, computers, and gaming systems
• White goods such as fridges, freezers, and washing machines
• Clothing, shoes, and textiles
• Jewellery and watches (often subject to single item limits)
• Books, artwork, and collectibles
• Sports equipment and bicycles
• Carpets, curtains, and soft furnishings
Alternative Accommodation Costs
If your home becomes uninhabitable following flooding, most policies cover:
• Temporary accommodation costs (hotels, rental properties)
• Increased living expenses while displaced, such as in situations affected by taxi insurance claims
• Storage costs for undamaged belongings during repairs
• Removal and transport of furniture
• Utility costs at temporary accommodation
This coverage typically extends for the duration of repairs, which can take several months for serious flood damage.
Professional Fees and Additional Costs
Comprehensive flood insurance also covers associated professional costs:
• Loss adjusters and surveyors
• Architects and structural engineers
• Legal fees related to the claim
• Demolition and site clearance if necessary
• Specialist drying equipment and dehumidifiers
• Emergency repairs to prevent further damage
What Flood Insurance Typically Doesn't Cover
It’s equally important to understand what’s excluded from flood insurance:
• Damage from poor property maintenance or negligence
• Gradual water ingress over extended periods
• Damp and condensation issues
• Wear and tear or deterioration
• Items stored in areas specifically excluded by the policy
• Damage occurring while the property is unoccupied beyond policy limits
• Motor vehicles and their contents (covered by motor insurance)
• Business property and stock (requires commercial insurance)
Types of Flooding and Insurance Coverage
Not all flooding is the same, and understanding the different types helps you appreciate your coverage and take appropriate preventative measures:
River and Coastal Flooding
The most commonly recognized type of flooding occurs when rivers overflow their banks or sea levels rise above coastal defences. This type is covered by standard home insurance policies and is the primary focus of Environment Agency flood risk assessments. Properties near rivers, estuaries, or the coast face the highest risk of this flooding type.
Surface Water Flooding
Surface water flooding, also called pluvial flooding, happens when intense rainfall overwhelms drainage systems and water cannot soak into the ground quickly enough. This can affect properties anywhere, not just those near water bodies. Urban areas with significant concrete and tarmac are particularly vulnerable. Surface water flooding is covered by standard home insurance policies.
The Association of British Insurers has called for swift government action to combat surface water flooding, recognizing it as a growing threat as climate change intensifies rainfall events.
Groundwater Flooding
Groundwater flooding occurs when the water table rises above the ground surface, typically after prolonged heavy rainfall. This type is less common but can last for weeks or months. Groundwater flooding is generally covered by home insurance policies, though it can be more difficult to predict and prevent.
Sewer and Drain Flooding
When sewers and drainage systems become overwhelmed or blocked, contaminated water can back up into properties. This particularly unpleasant type of flooding is typically covered by home insurance, though policies may have specific exclusions for damage from sewage contamination. The presence of sewage makes cleanup more complex and expensive.
Escape of Water vs Flooding
It’s important to distinguish between flooding and escape of water:
• Escape of water: Internal leaks from pipes, tanks, or heating systems – always covered by standard policies
• Flooding: Water entering from outside the property – covered but may be subject to higher excesses or exclusions in high-risk areas
According to MoneySuperMarket data, escape of water accounts for 29.02% of home insurance claims, making it the single most common cause of claims – even more common than external flooding.
How to Check Your Property's Flood Risk
Understanding your property’s flood risk is essential for arranging appropriate insurance and taking preventative measures. Homeowners can find information about flood risk, prevention, and insurance options—including schemes like Flood Re—on government and insurance industry websites. For more detailed information about Flood Re and how it impacts your home insurance, visit our dedicated Flood Re insurance page. The UK offers several free, authoritative resources for checking flood risk:
Official Government Flood Risk Checker
The Environment Agency’s flood risk checker is the most authoritative source for flood risk information in England. Simply enter your postcode to receive:
• River and sea flooding risk level (high, medium, low, or very low)
• Surface water flooding risk assessment
• Groundwater flooding information where available
• Details of nearby flood defences and their protection level
• Historical flood events in your area
• Recommendations for flood preparedness
For properties in Scotland, Wales, and Northern Ireland, check with:
Understanding Flood Risk Ratings
Flood risk is typically expressed in probability terms:
• High risk: Greater than 3.3% annual chance (1 in 30 year event or more frequent)
• Medium risk: Between 1% and 3.3% annual chance (1 in 30 to 1 in 100 year event)
• Low risk: Between 0.1% and 1% annual chance (1 in 100 to 1 in 1000 year event)
• Very low risk: Less than 0.1% annual chance (less than 1 in 1000 year event)
It’s crucial to understand that these are probability assessments. A “1 in 100 year” flood doesn’t mean it will only happen once per century – it means there’s a 1% chance of it occurring in any given year. Multiple such events can occur within short timeframes, as recent UK flooding has demonstrated.
What to Do If You're in a High-Risk Area
If your property is identified as high flood risk:
• Inform your insurance provider immediately
• Ask about Flood Re eligibility
• Consider flood resilience improvements
• Sign up for free flood warnings from the Environment Agency
• Develop a personal flood plan
• Keep important documents in waterproof containers or at height
• Maintain photographic records of your property and belongings
While government agencies provide flood risk information, homeowners are responsible for arranging appropriate flood re insurance and taking necessary precautions.
Conclusion: Protecting Your Home from Flooding in 2026
With climate change driving increasingly frequent and severe flooding across the UK, comprehensive flood insurance is no longer optional – it’s essential protection for every homeowner. The record £585 million paid out in weather-related claims in 2024 demonstrates the very real financial risks facing British properties, from coastal homes to urban apartments affected by surface water flooding.
Fortunately, the UK insurance market provides robust flood insurance as standard in home insurance policies, with the government-backed Flood Re scheme ensuring that even high-risk properties can access affordable coverage. By understanding your flood risk, choosing appropriate insurance limits, and implementing flood resilience measures, you can protect your home and family from the devastating financial impact of flooding.
Key actions to take today:
• Check your property’s flood risk using the Environment Agency’s free online tool. If your property is a period, heritage, or high-value home, consider specialist high net worth home insurance and review this listed building insurance cost guide for 2025 to understand specific insurance considerations.
• Review your home insurance to ensure adequate flood cover
• Verify your buildings sum insured reflects current rebuild costs
• Ensure contents cover accurately values all your belongings by following an up-to-date home insurance UK guide
• Ask about Flood Re if you’re in a high-risk area
• Consider flood resilience improvements to reduce risk and premiums
• Compare quotes from multiple insurers annually
• Register for free flood warnings from the Environment Agency if this is a second residence or rental, and review specialist UK holiday home insurance to ensure the property is correctly covered
At WS Insurance Brokers, we specialise in arranging comprehensive home insurance with flood cover for properties across the UK and provide expert insurance solutions from our Exeter office. Our experienced team understands the complexities of flood risk assessment and, through our London insurance brokerage services, can help you secure appropriate protection at competitive rates, even for high-risk properties.
For a free, no-obligation quote on home insurance with comprehensive flood cover, contact WS Insurance today. We’ll assess your flood risk, explain your coverage options including Flood Re eligibility, and present you with the best policies for your circumstances. Don’t wait until the next storm – protect your home now.