do I need to insure my leasehold flat
How to insure your leasehold flat
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Do I need to insure my leasehold flat?

Andrew Boast of Sam Conveyancing
Last Updated: 29/05/2024
3,977
2 min read

The Leasehold and Freehold Reform Act 2024 was passed on the 24th May 2024, but is not fully enforced yet and the date for this is not yet clear. We will update our content as and when the finalised legislation is published.

The obligation to insure your leasehold flat for building insurance sits with the freeholder, however, you are liable to pay for your share of the cost for this. The cost is split between all of the leaseholds in the flat and is normally paid annually.

So...do I need to insure my leasehold flat?

Whilst the freeholder organises the buildings insurance, depending on their policy, there are parts of your leasehold which you still need to insure such as your personal possessions or internal damage.

Some building insurance policies don't cover all of your leasehold flat, as the policy covers damage to the building not to what is fixed to it. For example:

Does the insurance cover a bathe overflowing?


Covered by building insurance
Not covered by building insurance
  • Floor joists
  • Brick walls
  • Plaster and plaster board (not all policies cover this)
  • Ceiling of the downstairs flat
  • Tiles (floor or wall)
  • Bath, sink or toilet
  • Electrical appliances
  • Underfloor heating

Does the insurance cover a broken window?

Not all building insurance policies cover damage to the window, so you'll need leasehold insurance to cover if it is excluded.

Does the insurance cover the Boiler or Fuse Box?

No. You will need to insure your leasehold flat for damage to your boiler and fuse box. The latter isn't often covered, however boiler cover is offered by a variety of providers including British Gas HomeCare.

Does leaseholder insurance cover the pipes?

When a water pipe bursts and the pipe is an exclusive service to your flat, then the responsibility is that of the leaseholder, to repair the pipework at their own cost or using their own insurance. If the latter, then you may be liable to pay an excess premium.

When a communal water pipe bursts, it is commonly the responsibility of the freeholder/managing agent to repair and as such, they may call upon the block of flats building insurance to do so. The cost of the works or the premium excess may be passed back onto the leaseholders through their service charges.

Where a leaseholder of the flat has been negligent or didn't take appropriate action once the leak was found, they may be sued for losses incurred by the freeholder or other leaseholders for uninsured losses.


The above table is just an indication and you should read the inclusions and exclusions contained within the Building Insurance policy for your own leasehold flat.

Get a copy of your building insurance

You need to know what your building insurance covers and what is excluded. During the conveyancing, you need to get a copy of the policy and read through it. You solicitor should request a copy from the seller's solicitor.

If you already live in the property, then you can ask your freeholder/managing agent to provide you with the current policy and then you can decide what insurance you need for a leasehold flat.

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Andrew Boast of Sam Conveyancing
Written by:

Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.

He is the author of the property guide 'How to Buy a House Without Killing Anyone' and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.
Caragh Bailey, Digital Marketing Manager
Reviewed by:

Caragh Bailey is a Lead Property Content Specialist at SAM Conveyancing, having joined the firm in 2020. With a portfolio of over 150 technical conveyancing, house survey and mortgage guides, she has become a primary authority on the end-to-end sale and purchase process.

Caragh specialises in complex legal workflows, including Help to Buy redemptions, equity transfers, shared ownership structures, trust deeds for tax planning, and joint ownership disputes. Her expertise extends to leasehold reform and RICS home surveys, where she provides clear, factual guidance on independent legal advice for specialist mortgage products and intricate ownership structures.


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