Comparison · Insurance · 2026
Flood Re vs Standard Buildings Insurance 2026: Cover for Flood-Risk Homes
Homeowners in flood-risk areas can face very high premiums or difficulty getting cover at all under standard buildings insurance pricing. Flood Re is a government-industry reinsurance scheme designed to keep flood cover affordable for eligible homes. Here is how Flood Re-supported policies compare to ordinary buildings insurance in 2026.
TL;DR - 30-Second Summary
- - Flood Re: reinsurance scheme that lets participating insurers price flood risk more affordably for eligible older homes
- - Standard buildings insurance: without Flood Re, flood-risk homes may face very high premiums, high excesses or refused cover
- - Key exclusion: homes built from 1 January 2009 onwards are not eligible for Flood Re support
Side by Side: Flood Re vs Standard Buildings Insurance
| Feature | Flood Re-Supported Policy | Standard Buildings Insurance (No Flood Re) |
|---|---|---|
| How flood risk is priced | Reinsured via Flood Re at a fixed levy | Priced directly on the individual property's risk |
| Eligibility | Homes built before 1 Jan 2009, most council tax bands | Any property, but pricing reflects true flood risk |
| Premium for high flood-risk homes | Significantly reduced vs uninsured market pricing | Can be very high or cover refused |
| New build homes (post-2009) | Not eligible | Priced on standard market terms |
| How you access it | Automatically via a participating insurer's quote | Standard market quote process |
| Scheme duration | Planned to run until 2039 | Ongoing, market-driven |
What Is Flood Re?
Flood Re is a joint government and insurance industry reinsurance scheme launched in 2016 to address a growing problem: homeowners in flood-risk areas were facing unaffordable premiums or being refused buildings insurance entirely. Participating insurers can pass the flood-risk element of an eligible policy to Flood Re in exchange for a fixed reinsurance levy, allowing the insurer to quote a more affordable premium to the homeowner while Flood Re absorbs the excess flood risk across its wider pool.
You do not apply to Flood Re directly — it works behind the scenes through your chosen home insurer, provided that insurer participates in the scheme and your property meets the eligibility criteria.
Eligibility and Key Exclusions
Flood Re generally supports residential properties built before 1 January 2009. Homes built after this date are excluded on the basis that modern planning and building regulations should already account for flood risk in site selection and construction. Large leasehold blocks (more than 3 units insured under a single freeholder policy), the very highest council tax bands, and most commercial and buy-to-let properties are also excluded from the scheme.
Homeowners whose properties are excluded from Flood Re but who face high flood-risk pricing may need to seek quotes from specialist high-flood-risk insurers operating outside the scheme, though these can be less competitive on price than a Flood Re-supported policy.
What to Do If You Live in a Flood-Risk Area
Check whether your current or prospective home insurer participates in Flood Re, and confirm your property's eligibility (particularly its build date). Comparing quotes from multiple participating insurers can help, since not every Flood Re-eligible insurer will price the same risk identically. Installing flood resilience measures (flood doors, air brick covers, raised electrics) can also help reduce premiums and excesses over time, independent of the Flood Re scheme.