Most tenants don’t think about flood risk until it’s too late. But a flood can mean losing your belongings and having to move out while repairs are done. A few quick checks before you sign can save a lot of trouble.
What you should be told
Letting agents must give you the information you need to make an informed decision about a property, and National Trading Standards guidance lists flood risk as part of that material information. Listings should mention known flood risk, and agents should answer honestly if you ask. Private landlords letting directly should be just as open – so ask.
Checks to do yourself
- Enter the postcode for a free flood zone check.
- Look up surface water risk on the long-term flood risk service.
- Ask: has the property flooded before? When, and what was damaged?
- Look for signs: tide marks, new plaster low on the walls, damp smells, sandbags or flood boards stored in a shed.
- Be careful with basement and lower-ground-floor flats, which are most exposed to surface water and groundwater.
Insurance: who covers what
Your landlord is responsible for insuring the building. That cover won’t pay for your belongings. Contents insurance is up to you, and it’s worth checking that a policy includes flood and what the excess is. If you’re in a flood risk area, get a quote before you sign the tenancy so there are no surprises.
If the home floods
Your landlord is responsible for repairs to the structure, and the home must be safe to live in. Tell your landlord straight away, photograph the damage, and contact your contents insurer. Check your tenancy agreement for what happens to rent if the home can’t be lived in.
Be ready
Anyone can sign up for free flood warnings for where they live, whether they own or rent. Keep a small flood kit – torch, phone charger, copies of important documents – and know how to turn off the gas, electricity and water.
Two minutes of checks and one question to the agent will tell you most of what you need to know.
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.
