What’s the difference between flood damage and ‘escape of water’?

Most home insurance policies include cover for water damage as standard, but insurers treat different types of water damage differently. With some policies, your level of cover for specific events may not be as robust as you expect.

With that in mind, let’s take a look at what the main differences you should bear in mind when you’re comparing home insurance policies.

What is the difference between ‘escape of water’ and flooding?

From an insurance perspective, when your home sustains water damage that damage is split into two categories:

• Escape of water – this is water damage caused by something inside your home and could include leaking pipes or temperamental appliances like dishwashers. Escape of water can also include damage caused by a neighbouring house or flat – for instance if a water tank burst and water seeped through into your home.
• Flooding – this is water damage caused by something outside your property, either a man-made event like a burst mains water pipe in your street, or a natural event like a river that has burst its banks.

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Will a standard home insurance policy cover me for both escape of water damage and flood damage?

While policy features and exclusions will vary from one home insurance provider to the next, in general most policies will compensate you for both escape of water damage and flood damage. However, the exact level of cover you get depends on the specific policy you opted for, and many will carry clauses that could affect your right to claim for water damage. For instance:

• General maintenance – Most buildings and contents insurance policies (and most standalone contents insurance policies if you’re a tenant rather than a homeowner) will carry a clause indicating that your home must be ‘in good repair’. In practice this means it’s up to you to keep on top of jobs like clearing gutters and lagging exposed pipes, and you will also have to ensure that your home appliances are in good working order (or get your landlord to do so if you’re a tenant). If you fail to take these steps and subsequently claim for escape of water damage there’s the risk that your claim might be denied.
• Accidental damage – depending on the level of cover you have, you may or may not be covered for water damage caused by accidents like an overflowing bath. However, in some cases your insurer might agree to cover you for the resulting damage provided you agree to a higher excess, which is known as an ‘escape of water excess’.

Is escape of water insurance invalid if a frozen pipe bursts in an empty property?

Most home insurance policies will have a section that specifically outlines what you need to do if your property is unoccupied for a relatively short period of time. As long as you meet the conditions set, and your home isn’t unoccupied for an extended period, you should still be covered. Examples of precautions you might be expected to take include:

• Lagging exposed pipes.
• Setting the heating to keep the property at a certain temperature during winter months in order to avoid freezing pipes.
• Opening the loft hatch to allow warm air to circulate.
• Having someone check on the property on a regular basis.

However, it’s important to bear in mind that if your property is left unoccupied for more than 30 consecutive days there’s a good chance you won’t be covered by your standard home insurance policy, because most standard policies only allow a home to be left empty for a maximum of one month. If you do plan to leave the house unoccupied for longer than this it might be worth taking out a short term home insurance policy to protect your home while it is unoccupied.

Does home insurance for flood risk areas cost more?

Yes, if your home is built on a known flood plain or it has suffered flood damage in the past you might have to take out a specific type of non-standard home insurance that’s known as flood risk insurance. These policies are usually more expensive than a regular home insurance policy, since your property represents a higher insurance risk.

If you do live somewhere that is prone to flooding it’s vital to check your policy documents to see what is and isn’t covered and whether there are certain conditions you need to meet. For example, you might need to sign up for flood warnings or have flood defences in place.

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What is escape of water excess?

Escape of water excess is a separate, usually higher excess that applies specifically to water damage claims. While your standard home insurance excess might be £100 to £250, the escape of water excess can be £250 to £1,000 or more depending on your policy.

Insurers charge a higher excess for water damage because these claims are among the most expensive to settle. According to the ABI, escape of water is the single most common type of home insurance claim in the UK, and the average claim cost runs into thousands of pounds once drying, replastering and replacing damaged belongings are factored in.

You can sometimes reduce your escape of water excess by fitting leak detection devices or by opting for a higher standard excess elsewhere on the policy. Check with your insurer what options are available.

How to make an escape of water claim

If you discover a leak or burst pipe, act quickly to limit the damage and strengthen your claim:

• Stop the water source – turn off the stopcock (usually under the kitchen sink) or isolate the appliance causing the leak
• Photograph everything – take photos and video of the damage before you start clearing up
• Contact your insurer as soon as possible – most policies require notification within 24 to 48 hours
• Keep damaged items – do not throw anything away until the insurer or loss adjuster has assessed the damage
• Get emergency repairs approved first – your insurer may have a preferred contractor network; using an unapproved contractor could affect your claim

Most escape of water claims take several weeks to settle because the property often needs professional drying before any repair work can begin. Your insurer may arrange alternative accommodation if the damage makes your home uninhabitable.

How to prevent escape of water damage

Taking basic precautions can reduce the risk of a water damage claim and may help keep your premiums lower:

• Lag exposed pipes – insulate pipes in the loft, garage and any unheated areas before winter
• Check washing machine and dishwasher hoses – rubber hoses perish over time and are a common source of leaks
• Know where your stopcock is – and make sure it turns easily so you can shut off the water quickly in an emergency
• Set your heating to at least 12°C when away – this helps prevent pipes from freezing during cold spells
• Consider a leak detection device – smart water sensors can alert you to leaks early, and some insurers offer a premium discount if you install one

You might also need

If water damage is a concern, these related products may also be relevant:

• Flood risk home insurance – specialist cover for properties in known flood risk areas, where standard policies may not provide adequate protection
• Home emergency cover – covers call-out costs for burst pipes, boiler breakdowns and other household emergencies that need urgent attention

Comparing home insurance quotes on Quotezone takes minutes and searches policies from up to 40 UK providers. Compare home insurance quotes today.

This article is intended as generic information only and is not intended to apply to anybody’s specific circumstances, demands or needs. The views expressed are not intended to provide any financial service or to give any recommendation or advice. Products and services are only mentioned for illustrative rather than promotional purposes.

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