Properties at risk of flooding face specific challenges when it comes to finding appropriate home insurance. The UK's Flood Re scheme has made cover more accessible for many eligible homes, but understanding what affects your options is essential.
Reviewed by the MySupermarketCompare Editorial Team
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The Environment Agency estimates that over 5 million properties in England alone are at some level of flood risk, whether from rivers, the sea, or surface water. For homeowners in these areas, securing adequate home insurance can feel more complicated than for those in low-risk locations. Historically, some properties faced extremely high premiums or struggled to find cover at all.
Since 2016, the Flood Re scheme has changed this landscape significantly, making insurance more accessible for eligible properties. This page explains how flood risk affects home insurance, what the Flood Re scheme offers, and what you should consider when comparing quotes for a flood-prone property.
Flood risk in the UK is typically categorised into three zones, based on the probability of flooding occurring in any given year. These classifications affect planning decisions, insurance assessments, and property values.
Less than 0.1% annual probability of flooding from rivers or sea. Most standard home insurance policies will cover properties in this zone without flood-specific concerns affecting the quote.
Between 0.1% and 1% annual probability of river flooding, or 0.1% to 0.5% from the sea. Insurance is usually available but may involve higher premiums or excesses depending on other factors.
Greater than 1% annual probability of river flooding, or 0.5% from the sea. These properties benefit most from the Flood Re scheme if eligible. Without it, cover can be expensive or difficult to obtain.
The flood zone classifications above focus on river and coastal flooding. Surface water flooding (from heavy rainfall overwhelming drainage systems) is a separate consideration that can affect properties in any zone. Insurers increasingly assess surface water risk alongside traditional flood zones when pricing policies.
Flood Re is a reinsurance scheme created through an agreement between the UK government and the insurance industry. It allows participating insurers to pass the flood risk element of home insurance policies to Flood Re for a fixed premium based on council tax band, rather than the property's actual flood risk.
This means that eligible homeowners can often access flood cover at significantly reduced costs compared to what the open market might charge for a high-risk property. The scheme is funded by a levy on all home insurers, effectively spreading the cost across the wider insurance market.
While most major insurers participate in Flood Re, it's not compulsory. Some insurers may choose not to cede policies to the scheme, which could affect the quotes you receive. If you're in a high-risk area and struggling to find affordable cover, check whether the insurers you're comparing with are Flood Re participants. If you're a landlord with buy-to-let properties, note that these aren't covered by Flood Re.
See what cover options are available for your property.
Get Home Insurance QuotesBeyond the basic flood zone classification, insurers consider numerous factors when assessing flood risk and pricing policies. Understanding these can help you prepare for the questions you'll be asked and anticipate how your circumstances might affect your options.
Has your property flooded before? You'll need to declare any previous flood damage when applying. Properties with recent claims history may face higher premiums or excesses, though Flood Re helps make cover available even for properties that have flooded multiple times.
Distance from rivers, streams, the coast, or areas prone to surface water accumulation affects risk assessment. Some insurers use detailed mapping that considers elevation and local drainage, not just raw distance from watercourses.
Properties protected by flood barriers, embankments, or other Environment Agency defences may benefit from lower risk ratings. However, defences don't eliminate risk entirely, and insurers may still apply loadings if defence standards are below certain thresholds.
Flood resistance measures (barriers, door guards, non-return valves, airbrick covers) and resilience measures (water-resistant flooring, raised electrical sockets) can sometimes help with quotes. The Build Back Better scheme encourages these improvements after a claim.
Ground floor level, basement presence, and construction type all matter. Properties with basements or below-ground living spaces face different considerations. If your property also has non-standard construction like a thatched roof, you may need to find an insurer comfortable with multiple specialist factors.
Some policies treat groundwater flooding differently from other flood types. Gradual groundwater seepage may be excluded where sudden flooding is covered. Always check the policy wording for definitions of what constitutes a flood event.
Flood Re's Build Back Better scheme, introduced to participating insurers, allows up to £10,000 for property flood resilience (PFR) measures to be included as part of flood damage repairs. Rather than simply restoring a property to its pre-flood condition, this initiative helps homeowners make improvements that reduce the impact of future flooding.
Not all insurers participate in Build Back Better. If this is important to you, check whether your insurer offers it before purchasing or when making a claim.
Before comparing insurance quotes, it's worth understanding your property's official flood risk rating. This helps you anticipate what insurers might ask and whether Flood Re could benefit you. Different agencies handle flood risk assessment across the UK.
The Environment Agency provides flood risk information for English properties. Their service shows river, sea, and surface water flood risk for your postcode.
Check at: gov.uk/check-flood-risk
Natural Resources Wales maintains flood risk data for Welsh properties, including river, coastal, and surface water risk assessments.
Check at: naturalresources.wales
The Scottish Environment Protection Agency (SEPA) provides flood maps covering river, coastal, and surface water flooding.
Check at: sepa.org.uk
The Rivers Agency within the Department for Infrastructure handles flood risk information for Northern Ireland.
Check at: infrastructure-ni.gov.uk
If you're considering purchasing a property, checking flood risk should be part of your due diligence. Solicitors typically include environmental searches in conveyancing, but you can also check independently before making an offer. Being aware of flood risk early helps you budget for appropriate insurance. See our guide for first-time buyer home insurance for more considerations when buying your first property.
Second homes and holiday properties can be eligible for Flood Re provided they have council tax banding (rather than business rates) and meet other criteria. However, second home insurance already involves considerations around occupancy and security, which combine with flood risk factors when insurers assess your application.
Heritage properties near rivers or in flood-prone areas face dual challenges: the restrictions on modifications that come with listed building status can limit your ability to install some flood resilience measures. You may need consent for flood doors or external barriers that alter the property's appearance.
If your property will be unoccupied for extended periods, this adds another layer of consideration during flood season. Many policies require regular inspections of empty properties, and flood damage discovered weeks after it occurs can be more extensive and complicated to claim for.
Properties built after 1 January 2009 are not eligible for Flood Re. The rationale is that planning regulations should have ensured these newer properties weren't built in high-risk locations without appropriate mitigation. If your new-build is in a flood risk area, you'll need to find cover on the open market without Flood Re support.
Different insurers use different flood risk data sources and underwriting approaches. A quote from one insurer might be significantly higher or lower than another for the same property. Comparing options gives you a better picture of what's available.
Don't just compare on price. Look at flood excesses (particularly if the policy isn't ceded to Flood Re), what's excluded (groundwater, outbuildings, garden items), and any conditions like requirements for flood prevention measures.
If you're struggling to find affordable cover through comparison sites, specialist insurance brokers may have access to insurers who focus on higher-risk properties. The British Insurance Brokers' Association (BIBA) has a find-a-broker tool that can help.
If you've installed flood protection measures, keep records and certificates. Some insurers may offer better terms for properties with documented resistance or resilience features, though this isn't universal.
Declare any previous flood damage or claims accurately. Non-disclosure can invalidate your policy. Insurers can access claims databases, and local knowledge of flooding events is often well-documented.
This guide was prepared by the MySupermarketCompare editorial team to help UK homeowners understand how flood risk affects home insurance options. We've referenced publicly available information from Flood Re, the Environment Agency, and industry guidance on flood insurance.
Flood risk classification and insurance availability can change as new data becomes available and schemes evolve. We recommend checking your property's current flood risk status and comparing quotes from multiple providers to understand your specific options.
MySupermarketCompare is a comparison website. We are not an insurer. The quotes you receive are provided by third-party insurance providers, each with their own terms, conditions, and eligibility criteria. Flood risk assessments and Flood Re eligibility are determined by individual insurers and the Flood Re scheme, not by us.
Information about the Flood Re scheme is based on publicly available guidance. Scheme terms, eligibility, and premiums may change. We do not provide financial advice, and you should always read policy documentation carefully before purchasing.
MySupermarketCompare.com is an Introducer Appointed Representative (IAR) of Seopa Ltd, authorised and regulated by the Financial Conduct Authority (FCA FRN 313860). We may receive a commission from providers when you purchase through our comparison service.
Last reviewed: February 2026
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