Home insurance and flooding

To find out whether you live in an area at risk of flooding you can check the Environment Agency's Flood Map for England and Wales ^†.

For Scotland you can use the Scottish Environment Protection Agency (SEPA) flood map for Scotland ^†.

The flood maps show the areas of land that may be at risk of flooding, either from rivers or the sea. Not all properties in these areas will flood but they may still be at risk. The map will tell you the probability of flooding in your area - but bear in mind that this is limited to the probability of the land flooding, not individual properties situated on that land.

I live in a flood risk area, what home insurance will be available to me?

The Association of British Insurers (ABI) member companies have agreed three categories of insurance provision based on the annual statistical chance of flooding in any given area, taking into account any local flood risk management and investment plans.

• Low
  The chance of flooding in any year is 0.5% (1 in 200) or less.

• Moderate
  The chance of flooding in any year is 1.3% (1 in 75) or less, but greater than 0.5% (1 in 200).

• Significant
  The chance of flooding in any year is greater than 1.3% (1 in 75).

This does not mean, however, that insurance companies will guarantee to provide cover in all circumstances.

In 'Low' and 'Moderate' areas where the Environment Agency data indicates that the annual probability of flooding is less than a 1.3% chance (taking into account any flood defences) ABI members will offer flood cover to homeowners as normal for both buildings and contents. This applies to both existing policyholders and new customers.

In areas where defences will be built or improved within five years, cover will be provided to existing policy holders provided the standard of protection offered by those defences will be a 1.3% chance or better. Where a homeowner in such an area sells their property, the current insurer will continue to provide cover to the new owners subject to receiving other satisfactory information from them.

In areas where the likelihood of flooding is 'Significant' and there are no improvements to permanent defences planned (or in fact feasible), insurers will not guarantee to provide cover in all cases. However where there is a history of flooding, and in 'Significant' areas, where no flood defences are planned, insurance companies will attempt to work with policyholders on a case-by-case basis to determine what action they, along with the Environment Agency and Local Authority, can take to enable cover to be continued. This may include, for example, temporary barriers that are deployed when the risk of flooding is heightened, or measures that individual households can take to reduce damage caused by flooding, such as removable flood defence products etc.

What if I think the assessment of my flood risk is wrong?

You'll need to speak to your insurance company to discuss what supporting evidence you'll need to provide them with. Examples typically include:

• Topographical information that demonstrates that your property is higher than known flood levels
• Evidence that all occupied areas of the property are above known flood levels
• Evidence that the wider community, or you as an individual, has taken action to reduce flood risk

In all cases, remember that home insurance premiums are set by the individual insurance companies and will be reflective of risk.

back to top

« Things to consider when buying home insurance

Our top tips for cheaper home insurance »