What's the best insurance for high flood risk properties?
Flood Re-backed insurance is worth considering if you're looking to insure a home that is at a high-risk of flooding. It gives you access to more affordable policies with full flood cover, because the insurer can pass the risk to Flood Re.
Most major insurers now offer Flood Re-backed policies. Look for cover that includes:
- Buildings and contents insurance
- Full flood damage protection
- Alternative accommodation if your home becomes uninhabitable
- Help with repairs and drying out
If your property isn’t eligible for Flood Re, or if your home is unique in its construction or use, non-standard home insurance might be a better fit. These policies are designed for unusual or higher-risk properties that fall outside the norm.
If you're unsure how to protect your property or what type of insurance is best, our guide to flood risk and insurance is a good place to start.
Does my home insurance have flood cover?
Not all policies are clear when it comes to flood protection, especially for homes in high-risk areas. While most home insurance policies include some flood cover, it's important to double-check.
Start by reading your policy documents. Make sure both buildings and contents are covered for flood damage, and look out for exclusions or limits. If something isn’t clear, speak to your insurer directly and ask if your cover is supported by Flood Re.
If your home has already been damaged by flooding, you'll want to act fast. Check out our step-by-step guide to claiming for storm damage to know what to do and when.
How much does flood insurance cost?
The cost of flood insurance depends on your location, past flood events, and the value of your property. For homes in high-risk areas, premiums can be significantly higher — but this is where Flood Re helps.
Flood Re sets maximum charges to insurers for the flood portion of insurance, based on your home’s council tax band (or equivalent in the UK nations). These inward reinsurance premiums are what insurers pay to Flood Re — they help keep costs stable and affordable for homeowners.
| Band (England, Scotland) | Buildings £ | Contents £ | Combined |
|---|---|---|---|
| A | 131 | 57 | 188 |
| B | 131 | 57 | 188 |
| C | 146 | 73 | 219 |
| D | 166 | 81 | 247 |
| E | 197 | 99 | 296 |
| F | 258 | 112 | 370 |
| G | 333 | 157 | 490 |
| H | 915 | 456 | 1,371 |
*Correct at time of writing April 2025.
For Wales, these figures apply across Council Tax Bands A to I.
For Northern Ireland, the bands range from 1 to 8, matching the same premium levels.
All premiums come with a fixed flood claim excess of £250.
You’ll still pay for the rest of your insurance cover — like fire or theft — but these caps help bring the flood portion down to a more manageable level.
If you're shopping around for a better deal, it's worth revisiting quotes regularly. Flood Re has made flood insurance far more accessible, even if you’ve struggled to find cover in the past.
Who is eligible for the Flood Re scheme?
Flood Re is designed for residential homeowners, but there are a few boxes your property needs to tick to qualify.
To be eligible, your home must:
- Be in the UK
- Be your main residence
- Have been built before 1 January 2009
- Be subject to council tax
- Be insured by an individual (not a company or landlord)
- Have a domestic insurance policy
Flood Re doesn’t cover:
- Buy-to-let or commercial properties
- Homes built after 2009
- Large leasehold flat blocks
- Homes that aren’t in a high-risk flood area
If you’re unsure whether your home qualifies, your insurer can usually tell you during the quote process. You can also check out our full flood insurance advice guide for more detail on what to look for.
And if you want to make sure your policy stays valid, take a look at these common mistakes to avoid.
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FAQs
How do I check eligibility for the Flood Re scheme?
You can check if your home is eligible for Flood Re by speaking to your insurer when you get a quote. They’ll assess things like when your home was built (it must be before 2009), whether it’s your main residence, and if it’s covered under a standard home insurance policy. If you're unsure, Flood Re’s website also has a full breakdown of the criteria.
How does Flood Re work?
Flood Re works behind the scenes. If your property qualifies, your insurer can pass the flood risk part of your policy to Flood Re. This helps keep your premium down, even if you live in a high flood-risk area. You still deal with your insurer as usual, you just get the benefit of lower, more manageable costs.
When does Flood Re end?
Flood Re is due to run until 2039. Its goal is to support homeowners while the UK improves its flood defences and insurance industry adapts. By the time it ends, the hope is that affordable flood insurance will be available without needing a scheme like this.
Is Flood Re worth it?
If your home is eligible, Flood Re can make a difference. It helps bring down the cost of flood insurance and opens up access to cover that might otherwise be too expensive or hard to find. For homeowners in high-risk areas, it’s often a good way to get the protection you need without breaking the bank.
