In the UK, flood cover is normally included in standard home insurance – buildings cover for the structure and contents cover for your belongings. You don’t usually buy ‘flood insurance’ on its own. What varies is the price, the excess, and whether an insurer will offer cover at all.
How insurers assess flood risk
Insurers don’t use the planning flood zones directly. They use their own flood models, built from Environment Agency data and other sources, often at the level of individual addresses. They also look at:
- whether the property has flooded before, and any past claims;
- the type of flooding it’s exposed to – rivers, sea, surface water;
- the building itself, including floor levels and basements;
- any flood protection fitted.
That’s why two homes in the same flood zone can get very different quotes.
What pushes premiums up
- A history of flood claims at the address.
- High modelled risk from rivers, the sea or surface water.
- Basements and low floor levels.
- A higher rebuild cost, since a flood claim costs more to repair.
Insurers may also set a separate, higher excess for flood claims. Always check the flood excess, not just the premium.
Flood Re
Flood Re is a scheme run jointly by the government and the insurance industry to make sure homes at high flood risk can still get affordable cover. Insurers can pass the flood part of a policy to Flood Re, and the price is linked to the home’s council tax band rather than its flood risk. You don’t apply – your insurer uses it behind the scenes.
Flood Re covers most homes built before 1 January 2009. Homes built from 2009 onwards, most businesses and some other properties aren’t eligible. The scheme is due to end in 2039.
If you’re struggling to get cover
- Try a broker who specialises in flood risk homes – they know which insurers use Flood Re.
- Use the find an insurer tool on Flood Re’s website if your home is eligible.
- Fit approved flood protection and keep the paperwork. Some insurers will take it into account.
- If you’re buying, get a quote before you exchange contracts.
After a flood
Some insurers now offer ‘Build Back Better’ through Flood Re, which can pay towards flood resilience measures as part of a claim, so the home recovers faster next time. Ask your insurer whether your policy includes it.
Ask for the flood excess as well as the premium. A cheap policy with a very high flood excess may not protect you much.
Last reviewed November 2026. This guide is general information about England, not legal, financial or insurance advice. Check the Environment Agency’s own services and speak to a professional before making decisions about a specific property.
