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Flooding, driven by severe weather and heavy rainfall, is becoming increasingly common across the UK. Although there is significant variation from year to year, the latest State of the UK Climate report indicates that the UK has become wetter over the last few decades.
While certain regions are more vulnerable to floods, the risk extends beyond the typical riverside towns or coastal areas known for high tides. Even if your property isn't situated on a floodplain, the potential for flooding exists. Severe flooding can happen without warning as heavy rain, particularly on already saturated ground, can lead to rising groundwater causing burst water mains and backed-up sewers, resulting in surface water that could have a devastating impact almost anywhere, making properties completely uninhabitable and leading to serious repercussions for landlords and tenants.
It's essential for all landlords, not just those in high-risk zones, to be prepared for flooding and to make sure that their properties and tenants are ready to respond.
In this detailed guide, we’ll provide advice on flood risk assessment, preventative measures, emergency protocols, and how to make sure you have comprehensive insurance coverage.
According to a UK Health Security Agency 2023 report, the frequency and magnitude of flooding events is projected to increase in the UK. Approximately 6.1 million people in the UK currently live in flood prone areas, and the number of people significantly at risk of flooding is projected to increase by 61% by 2050 under a modest warming scenario (2°C) and by 118% in a high warming scenario (4°C). Currently, 2.8 million people are particularly vulnerable to surface water flooding and one in six homes is located in a high-risk area.
At Total Landlord we have seen significant annual fluctuations over the last five years in the volume of flood claims and the amount paid out. As you would expect, these have varied depending on the nature of severe weather events. The average payout has climbed from £13,739 during the period 2017-2021, to £38,030 during the period 2019-2023. And this figure could easily increase without warning, as it did in 2021 when a claim resulting from Storm Desmond amounted to £143,755. The storm flooded an entire street, forcing tenant evacuations, and extensive repairs had to be made, including the removal and replacement of flooring, ceilings, walls, and fittings. Over the five years to 2023, the total amount paid out for flooding has ranged from a low in 2023 of £48,592 to a high of £1,282,794 in 2021.
“Climate projections indicate that on average, winters will continue to become wetter and summers drier, though natural variability will mean we will continue to see individual years that don’t follow this trend.
However, rain that does fall in summer will likely be more intense than what we currently experience. For example, rainfall from an event that typically occurs once every 2 years in summer is expected to increase by around 25%. This will impact on the frequency and severity of surface water flooding, particularly in urban areas.”
As climate conditions become more unpredictable, it's crucial for landlords to be proactive in protecting their properties.
1. Assess your flood risk
Before taking any steps, landlords should assess the flood risk to their property. Some areas are more susceptible than others, so it's essential to determine your property's vulnerability. The UK Government provides a free service to check flood risk at GOV.UK. If you own property in a high-risk area, consider implementing long-term flood resilience measures to reduce potential damage.
"Landlords with properties in high-risk areas should invest in flood-proofing improvements and bolster their insurance coverage. The initial cost of these measures may seem steep, but if severe flooding occurs, it will be well worth it."
- Steve Barnes, Head of Broking at Total Landlord
2. Take preventative steps
To protect your property from flood damage, landlords, especially those in high-risk zones, can implement a variety of measures:
By adopting these strategies, landlords can minimise flood risk and damage. More guidance on flood protection can be found through the Property Care Association.
3. Keep tenants informed
Tenants play a critical role in preventing and responding to floods. It’s important that they report maintenance issues that could increase the risk of flood damage promptly. If your property is in a flood-prone area, it's advisable to provide tenants with clear instructions, both verbally and in writing, on what to do in case of flooding.
Steve Barnes underscores the importance of communication:
"As extreme weather becomes more common, landlords must educate tenants, particularly if the property is far from their residence. Tenants should have access to sandbags and know how to shut off gas, electricity, and water in an emergency."
- Steve Barnes, Head of Broking a Total Landlord
Regular maintenance and proper communication with tenants are both crucial to reducing potential damage. It’s a good idea to provide your tenants with a welcome pack which includes any relevant information and instructions on what to do in the event of a flood.
4. Carry out regular maintenance to reduce flood damage
Landlords are responsible for maintaining external structures like drains and gutters. Keeping these clear helps water flow away from the property during heavy rain. Check gutters, downspouts and drains regularly to avoid blockages that can lead to floods.
Routine drain maintenance is essential. Clogged drains, even from minor debris, can cause flooding if water levels rise quickly during a storm. It's important to note that flood insurance does not cover damage caused by neglect or wear and tear, so staying on top of maintenance responsibilities is key.
5. Sign up for flood warnings
The Government provides a free flood warning service on GOV.UK. By signing up, landlords and tenants can receive alerts about imminent floods in their area. This service covers risks from rivers, the sea, and groundwater, and helps to prepare for potential flooding.
The Environment Agency has highlighted the impact of flood damage on mental health, advising people of the importance of signing up to flood alerts. Low income households are amongst the most at risk of flooding and 61% of low-income renters don’t have home contents insurance.
If there is a flood impacting your property, the priority is safety. Here’s what to advise tenants in case of a flood:
Once the immediate danger has passed, landlords should:
Landlords are legally responsible for repairing the damage within a reasonable timeframe. If tenants can safely remain in the property during repairs, there's no need for them to move out. However, landlords must make sure that tenants and their belongings are protected during this period.
No property is completely flood-proof, and the damage from a flood can be catastrophic. That’s why having comprehensive landlord insurance is critical. Policies like Total Landlord’s Premier policy cover the cost of any repairs required due to an insured peril, loss of rent in the event of a tenant having to move out, and for alternative accommodation if you have leaseholders in the property.
Total Landlord is also part of the Flood Re scheme, which helps keep insurance premiums manageable for properties at risk of flooding.
While you can’t prevent flooding entirely, landlords who follow these steps and make sure they have comprehensive insurance will be better equipped to protect their tenants and their investment. Read our guide, How to protect your rental property from storms, for more relevant information.
