Block of Flats Insurance

Specialist cover for freeholders, management companies, and residents associations. Buildings, liability, and loss of rent protection.

For You

Cover tailored to your block structure

Freeholders

Own the building outright? We cover buildings, contents, liability, loss of rent if the block becomes uninhabitable, legal expenses, and D&O liability. Designed for freeholders who manage independently or appoint managing agents.

Management Companies

Manage on behalf of freeholders or leaseholders? Professional indemnity cover protects against claims for negligent management, breaches of lease, and mishandled service charges. Plus full buildings and liability protection.

Residents Associations

Acting collectively? We cover buildings insurance, public liability (for common areas), loss of rent, directors & officers liability, and trustees liability. Tailored for associations with collective ownership or management responsibilities.

Insurance Types

Six covers to protect your block

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Buildings Insurance

Structural damage, roof, electrics, plumbing, decorative elements. Covers damage from fire, flood, storm, malicious damage, and subsidence. Full rebuilding cost cover for the entire block structure.

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Directors & Officers Liability

Directors, trustees, and officers protected against personal liability for breach of duty, statutory wrongdoing, or negligent management decisions. Covers legal defence costs and settlements.

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Property Owners Liability

Public liability cover for injuries to third parties or damage to their property caused by the condition or maintenance of your block. Covers accidents in common areas and building defects.

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Terrorism Cover

Damage to the building caused by a terrorist act. Optional add-on that's essential for blocks in major cities or high-profile areas. Coverage under Terrorism Act definitions.

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Engineering Inspection

Annual structural inspections identify defects early — electrical systems, roofs, external walls, fire safety. Reduce claims risk and manage maintenance proactively with professional reports.

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Loss of Rent Cover

If the block becomes uninhabitable due to an insured peril, loss of rent cover replaces rental income whilst repairs are underway. Typically covers 12-24 months of lost service charges or rent.

Why Choose Us

Block of flats specialists

Section 20 Valuations

We work with surveyors and architects to establish proper rebuilding costs for Section 20 insurance valuations. Accurate valuations mean better cover and stronger claims defence.

Portfolio Rates for Landlords

Managing multiple blocks? We negotiate bespoke portfolio rates that cover all your properties under one master policy. One renewal conversation, one premium, full transparency across your portfolio.

Claims Management Specialists

Block claims are complex — multiple parties, leaseholder disputes, shared responsibility questions. Our claims team has 30+ years' experience getting blocks through complex claims efficiently.

External Wall Compliance

Fire Safety Act, Building Safety Act, and EWS1 requirements are changing rapidly. We advise on insurance implications and ensure your cover adapts as regulations tighten.

Questions

Block of flats FAQs

What does block of flats insurance cover?+

Block of flats insurance typically includes buildings cover (structure, roof, wiring, plumbing), public liability (injuries or damage in common areas), loss of rent (if the block becomes uninhabitable), and D&O liability (for freeholders, management companies, or directors of residents associations). Additional covers include professional indemnity (for managing agents), terrorism, engineering inspections, and legal expenses.

Who needs block of flats insurance?+

Any freeholder, management company, or residents association managing a block of flats needs insurance. If you own the building (freehold), you need buildings and liability cover. If you manage on behalf of freeholders or leaseholders, you need professional indemnity. If your residents association has collective responsibilities, you need D&O and directors' liability cover. Standard landlord or business policies typically exclude blocks or provide inadequate cover.

What is a Section 20 valuation?+

Section 20 of the Commonhold and Leasehold Reform Act 2002 requires freeholders to obtain a professional valuation for major works affecting leasehold properties. The valuation establishes the rebuilding cost and is used to determine how much leaseholders can be charged for insurance (and other major works). Under-insured properties mean leaseholders pay more in service charges to cover the gap. A proper Section 20 valuation ensures the block is fully insured and charges are fair and proportionate.

How much does block of flats insurance cost?+

Premiums depend on the number of flats, building age, construction type, claims history, and location. A small converted flat (2-4 units) might cost £500–£1,500 annually. A purpose-built block of 20+ flats could range from £5,000–£15,000+. Older buildings with external wall issues or previous claims typically cost more. We'll provide a detailed, tailored quote after understanding your specific property, structure, and claims history.

What happens if a leaseholder is injured in a common area?+

Public liability cover protects the freeholder or residents association against claims for injuries to leaseholders (or third parties) caused by the condition of common areas — slips on stairs, collapse of structural elements, poor maintenance. The block's public liability policy pays for legal defence, settlements, and medical costs. Without adequate cover, you could face significant uninsured liability. Claims of this type are common and can easily exceed £100,000.

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