Skip to content

Flooding has devastating physical, emotional and financial consequences for landlords and tenants. This guide outlines the causes of flooding, steps that can be taken to reduce the likelihood of and damage caused by flooding to your rental property, consequences of flooding, and what to do if your buy-to-let property has been flooded.

Causes

Flooding can be caused by increases in the following areas of water, particularly during periods of heavy rain or following snowfall.

  • Rivers
  • Sea
  • Reservoirs
  • Surface water
  • Sewers
  • Groundwater

Flood prevention and damage reduction

  • Check whether your property is in a flood risk area: www.environment-agency.gov.uk/homeandleisure/floods/default.aspx*
  • Stay up to date with the weather forecast.
  • Ensure your buildings and contents insurance covers you for flood damage. Check whether the policy replaces new for old and whether repairs are limited. Do not underestimate the value of your contents.
  • Encourage your tenants to make a flood plan and flood kit (see '10 Flood Plan Tips' below).
  • Make sure you and your tenants know how to switch off the gas, electricity and water supplies.
  • Provide a supply of sandbags. These can be used to block drains, windows, doors and other openings to the property, and to block sink, toilet and bath drains. Additionally they can be used to secure manhole covers, outdoor furniture and other bulky objects. Check with your local council whether they will provide you with sandbags in the event of a flood. It is worth remembering that demand for sandbags may be high in a flood risk situation so you could make your own sandbags in advance by purchasing unfilled sandbags and sand from a DIY outlet or builders' merchant.

Flood proof your property

There are many things you can do to the interior and exterior of your property to ensure that is flood proofed. Some of the measures are listed below.

  • Floors - seal and use tiles and rugs on the ground floor.
  • Walls - dry line, use horizontal plasterboard or lime based plaster. Use a special draining system for cavity walls.
  • Doors - raise the threshold. Install synthetic, waxed or varnished doors.
  • Windows - install synthetic, waxed or varnished windows.
  • Drains and pipes - fit non-return valves.
  • Skirting - ensure water resistant or varnished.
  • Water extractor pump - fit under the floor or in the basement.
  • Flood boards - use on outside doors, windows and air bricks.
  • Air bricks - fit covers.
  • Electrical items and sockets - place at least 1.5 metres above the floor.
  • Sentimental and irreplaceable items - place on higher shelves and/or keep upstairs.

10 Flood Plans Tips

It's worth you and your tenants putting together a plan of what should happen if the property is affected by flooding. This should go some way to ensuring that your tenants and buy-to-let property remain safe during such a time. Key elements of such a plan are listed below.

  1. Compile a list of key contacts including: environment agency, utility providers, insurance company, local council, radio station.
  2. Familiarise yourselves with the flood risk codes.
  3. Ensure tenants are aware of utility cut-off points.
  4. List names and contact details of people who can assist in the event of a flood and detail how they can help, e.g. friends, neighbours, relatives.
  5. Identify things that must be removed from the property if evacuated, e.g. children, pets, items.
  6. Persuade your tenants to prepare an emergency flood kit to include items such as water and food, baby food, torch, warm clothing and blankets, insurance documents, first aid kit, prescription medicines and important contact details.
  7. Decide how vehicles will be removed from flood risk area.
  8. Determine which items are to be moved out of the flood risk area and wrapped in polythene.
  9. Establish the best methods of preventing flood water entering the property.
  10. Check insurance is appropriate and covers flooding.

What to do if your property has been flooded

If your property has been flooded, you and your tenants should not return to the property until you have been informed that it is safe to do so. You should also be aware of hidden dangers in flood water, such as sharp or heavy objects.

Insurance-related matters

In the event that your property has been flooded there will be a number of insurance-related matters you will need to deal with. These are outlined below.

  • Inform your insurance company immediately.
  • Confirm with the insurance company the service and equipment it will provide.
  • Clarify whether the insurance company will be responsible for the clean-up operation.
  • Determine with the insurance company how long it will take for a loss adjuster to visit.
  • Record the damage - mark the maximum water level on the walls in every room with a permanent pen, take photographs or video record the damage, list the damage to property and items (including food).
  • Keep all receipts associated with flood damage expenditure.
  • Keep a record of all written and telephone communication with the insurance company.
  • Do not throw anything away (apart from damaged food) until the insurance company gives you permission to do so.

If you do not have insurance contact your local council which may be able to offer details of available hardship grants and charities that can help you.

Consequences for landlords and tenants

Flooding can adversely affect landlords and tenants. Some of the consequences of flooding are listed below.

Flooding: impact on landlords

  • Physical - damage to the property, contents and associated loss.
  • Financial - potential increase in insurance premium and insurer's refusal to provide future cover, possible reduction in property value and tenant demand, loss of property, loss of earnings/rental income, temporary accommodation expenses for relocating tenants.
  • Emotional health - fear of flooding, stress, disbelief, worry, loss of control.

Flooding: impact on tenants

  • Physical - damage to tenants' belongings.
  • Emotional health - fear of flooding, stress, disbelief, shock, worry, fatigue, loss of control, loss of sentimental items, upheaval of moving home.
  • Physical health - water contamination.

Flooding has serious consequences for both landlords and tenants. By taking the precautionary measures listed above you and your tenants can go some way to reduce the impact of flooding on your buy-to-let property. By taking out appropriate insurance cover you can protect yourself further by knowing that when the worst does happen the associated cost and stress involved will be minimised.

*(N.B: the Environment Agency website only identifies whether properties are at risk of flooding from Rivers and the Sea. Your property may still be susceptible to other forms of flooding.)

Related articles:

Attracting and keeping tenants

Legal tips for landlords

Dealing with problem tenants

General landlord information (DIY, Inventories and more..)

Energy-saving tips for landlords and tenants

Financial tips for landlords

Buying a buy-to-let property (auctions, location etc)

Insurance for landlords

Using letting agents

Mortgage information for landlords

The information contained within this article is for general information purposes only, it does not constitute advice. Direct Line for Business endeavours to keep the information up to date and correct but does not make any representation or warranties of any kind about its completeness, accuracy, reliability or suitability. Any reliance you place on the information is strictly at your own risk. Direct Line for Business will not be liable for any direct or indirect loss or damage arising out of or in connection with the use of this information.
 
 

Landlord Insurance

We GUARANTEE to beat any quote
Get a Landlord Insurance quote (opens in a new window)
Or call our UK based team on 0845 303 1763