Protecting your listed property from escape of water

By Vikki Rushbrook Insurance Advisor

ceiling of listed property ruined by leaking water

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An escape of water is defined as a leak of water originating from inside the home. Think washing machine or dishwasher pipe leaks, shower or bath pipework cracks or bursts, to name a few. More often than not, these leaks aren’t immediately identifiable if the pipework is hidden and will only come to attention when significant damage has already occurred, such as when watermarks appear on walls, bowing or burst-through ceilings, or spongy floors under foot.

These repairs can be costly, not only in the pipework repair, but also the redecoration and drying out of the property. And if the damage is serious enough, your home may be deemed uninhabitable leading to the need for alternative accommodation being funded by your insurance.

For most of us, the property we own and live in is our main place of residence, but being present at the property doesn’t always mean that the leak will be noticed. Now imagine that your property is a second/weekend/holiday home or even one that is let to tenants or holiday guests. Do you know how much cover you are getting with your insurer?

Things to watch out for:

Some holiday let or second/weekend/holiday home insurances will have stipulations in them to either drain and switch off the water system, or to leave it on at a specific temperature during the colder periods of the year. This is to prevent frozen and burst pipes. Be sure to check for endorsements or general conditions in the policy wording that detail this clearly.
Some insurers, when the property is not permanently occupied, will also expect a regular visit by a trusted and responsible adult, and for a record of the visits to be kept. This will ensure that any concerns are addressed sooner rather than later.
If your property is permanently unoccupied, you are likely to find that most policies will automatically restrict cover to fire, lightning, earthquake and explosion cover only, meaning no water leaks are covered at all. Be sure to speak to the company about any enhanced levels of cover you can purchase to obtain this protection.
Owner occupied insurances have a cap on the length of time a property can be left unoccupied, and generally this sits somewhere between 30 and 60 days. If you intend to have any extended leave from the home which is a one-off, non-regular occurrence, be sure to let the insurer know so they can advise what cover, if any, can be granted in that period.

Dehumidifier drying leak in a listed property

How can you protect yourself?

Carefully review any policy you intend to purchase in relation to the unoccupancy period length, escape of water limits and excesses.
Consider investing in a water leak detection system, such as a LeakBot. These devices can be picked up from as little as £149 (as of March 2024) and are a small unit which can be clipped to the pipework near the stop tap, with no fancy installation needed! Simply download the app to your mobile phone, connect it to your water leak detector, and it will alert you to any change in water flow, meaning you can have any change inspected before a major leak arises.
Before taking any leave from the property, such as Easter, Christmas, summer holidays etc, check there is no dripping or leaking from visible pipes (for example under your kitchen sink) and follow any instructions issued within your insurance policy.

Ensure you have your boiler inspected annually. This will look at the boiler efficiency and again highlight any leaks. It’s also worth checking your water pressure; having it too high can put pressure on your plumbing and deteriorate the pipework more quickly.
Consider pipe insulation for any exposed pipework. Snap-on insulation can be picked up fairly inexpensively nowadays and does not require professional installation, meaning you can protect the pipes from external deterioration yourself.
If you live in a particularly hard water area, it may be worth considering a water softener. Hard water can cause a build up of calcium and magnesium inside your pipes which will eventually result in the pipework failing and leaking.
If you need to clear your sinks/drains, be careful to select a drain cleaner that is suitable for residential homes. Commercial grade drain cleaners can be abrasive and too intense for the average home.

If you have any concerns about the escape of water cover you have and how this would operate for you and your personal circumstances, be sure to speak to us and we can guide you.

Protecting your listed property from escape of water

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