The short answer is: often, but not automatically. In the UK, the cost of finding a hidden leak is usually covered, if at all, under a section of a buildings insurance policy called trace and access. Whether your survey is paid for depends on whether your policy includes that section, whether the leak is the kind of event the policy covers, and whether the claim clears the excess. This guide goes through each of those, in the order an insurer would.
Everything here is general. Policies differ between insurers and between cover levels from the same insurer, so the wording in your own policy document and schedule is what counts.
Is leak detection covered by insurance?
Leak detection is covered when three things line up:
- Your buildings policy includes trace and access cover. Many do as standard, some only on a higher tier, and a few not at all.
- There has been an escape of water that the policy covers, usually one that has caused damage to the building.
- The source is hidden, so finding it needs investigation and possibly opening up walls, floors or ceilings.
If all three apply, the policy will usually contribute towards the cost of locating the leak, opening up to reach it and, depending on the wording, reinstating the area that was opened. Our trace and access page explains how a survey and report fit into that process.
Is it on the buildings or the contents policy?
Trace and access sits in buildings insurance, because it concerns the structure and the fixed pipework. Contents insurance covers belongings, so a contents-only policy will not normally pay for leak detection. This matters in three common situations:
- Tenants usually only hold contents cover. The building, and so leak detection, is normally a matter for the landlord and the landlord's insurer.
- Leaseholders in a block often find the buildings policy is arranged by the freeholder or managing agent, so the claim goes through them.
- Landlords need to check that their landlord buildings policy includes trace and access, as cover on let properties can be set up differently from a standard home policy.
Our landlord guide to leak responsibility covers who arranges the survey when a rented home has a leak.
What conditions usually apply?
Trace and access is tied to escape of water, so the same conditions tend to follow it. The ones we see affect claims most often are:
- There has to be damage. Some policies say plainly that they will not pay to trace a leak that has not caused damage, because at that point it is treated as maintenance. A rising water bill with no visible damage may not qualify.
- Wear and tear and gradual deterioration are commonly excluded. How that is applied to a hidden leak that nobody could have seen is a frequent point of dispute.
- Sealant and grout. Leaks from failed sealant or grout around baths and showers are often treated as maintenance rather than escape of water.
- Unoccupied property. Escape of water cover is often restricted if the home has been empty for longer than a set period.
- Underground pipes. Some policies treat underground supply pipes differently, particularly where the failure is put down to wear and tear.
How much will the insurer pay?
Trace and access usually has its own limit, separate from the overall buildings sum insured. Many policies set it somewhere between £5,000 and £10,000 per claim, some are lower, and some premium policies cover up to the full buildings sum insured. The figure is normally shown in your policy schedule or the policy summary.
For most domestic leaks, the detection part of the bill is a small share of that limit. Our own published detection prices are from £150 for thermal imaging or acoustic detection, from £200 for tracer gas, £250 to £500 for a combined package, £300 to £700 for under-floor detection and £300 to £500 for emergency call-outs. What uses up the limit is usually the access and reinstatement, which is why pinpointing the leak before opening up matters.
An excess normally applies to the claim. Many insurers also set a higher excess, or an additional excess, for escape of water claims specifically, and that can apply to trace and access as part of the same claim. If your escape of water excess is, say, several hundred pounds and the leak is small, the claim may not be worth making. Check the excess in your schedule before deciding.
Does trace and access pay for the pipe repair?
This is the point most people get wrong. Trace and access pays to find and reach the leak. Whether the policy also pays to repair the leaking pipe or fitting varies. Some insurers include the repair in the same section, sometimes under a name such as "trace, access and repair". Many do not, on the basis that the cost of fixing the part that failed is maintenance. The damage caused by the water is normally claimed under escape of water, not under trace and access.
What do insurers usually ask for before approving?
Expect some or all of the following:
- the date you first noticed the problem and what you did about it;
- photographs of the damage before any clean-up;
- a leak detection report stating the location of the leak, the method used and the likely cause;
- a quote for the access and reinstatement work before it starts;
- invoices for any emergency work already done;
- in larger claims, a visit from a loss adjuster.
Some insurers appoint their own leak detection contractor. Others let you choose, subject to agreeing costs. Ask which applies before you book anything, and keep a note of who you spoke to.
Should you call the insurer or a leak detection company first?
If water is actively escaping, stop it first: turn off the stopcock and the heating. That is reasonable action to limit damage, which policies generally expect. The Financial Ombudsman Service notes that the usual practice is to contact your insurer about the damage first, rather than commissioning expensive independent reports up front. In practice, a phone call to open the claim and confirm your cover takes a few minutes and avoids paying for work the insurer might not accept.
What if the survey finds nothing the policy covers?
A survey sometimes shows the damp is condensation, a roof defect, a failed shower seal or a leak from a neighbouring property. In those cases trace and access on your policy may not apply, and the survey cost is usually yours or, where another party is responsible, a matter to raise with them. That is still useful to know. It stops you opening up floors looking for a pipe leak that does not exist, and it tells you which trade to call. If the patch is on a ceiling, our guide to damp versus leaks may help before you book.
When should you call a leak detection specialist?
Call a specialist when there is visible water damage from a source you cannot see, when the boiler keeps losing pressure, or when your insurer asks for a report showing where the leak is and what caused it. We provide a written report with every survey. Ring 020 3912 0200 and we can talk through what your insurer has asked for.
Frequently asked questions
Does home insurance cover leak detection costs?
Many buildings policies do, through trace and access cover, when there has been an insured escape of water from a hidden source. Contents-only policies usually do not. Check your policy wording and schedule for the section and its limit.
Is trace and access included as standard?
It is common on buildings policies but not universal, and some insurers only include it on higher levels of cover. Look for "trace and access" or "trace, access and repair" in the policy summary.
Will insurance pay for leak detection if there is no damage yet?
Often not. Some policies only pay to trace a leak that has caused damage, and treat an undamaging leak as maintenance. A leak that is showing on your water meter but has not damaged anything may therefore be your cost.
Can I choose my own leak detection company?
Some insurers allow it, subject to agreeing the cost, and some prefer to appoint their own contractor. Ask your insurer before booking so you know whether the cost will be considered.
Does making a trace and access claim affect my premium?
Any claim can affect future premiums and no-claims discounts, depending on the insurer. For a small leak with little damage, compare the likely claim with your excess before deciding.
