More flooding was forecast in the south of England in early February (at the time of writing). One expert recently warned that some homes in Somerset may have to be abandoned in 20 or so years.

The flood risk for thousands of properties is a growing concern for many people living in susceptible areas; but it should be a live concern for all executors and trustees of estates where assets include probate properties.

According to the Environment Agency’s 2024-2025 national flooding assessment, 6.3m properties in England were in areas at risk of flooding from rivers, the sea or surface water. An increase in surface water flooding risk has also been noted, with 4.6m properties at risk.

This means that there will be residential probate properties sitting empty and at risk of flooding. And many of these properties continue to languish because of probate delays and the rather stagnant housing market. The properties of individuals who have had to leave their home to go into residential care may similarly be at risk.

Effective insurance

It remains crucial that executors and their advisers ensure that they have in place suitable unoccupied residential property insurance that effectively covers any flood risk. Note that standard property insurance policies may not fully cover flood damage if the property is left vacant for more than a few weeks and the terms of existing policies should be checked.

Watchman Unoccupied Probate Property Insurance is designed specifically to cover flooding and other risks associated with unoccupied residential properties, such as probate properties.

Watchman offers bespoke and robust unoccupied property insurance and deserves serious consideration. It is simple to arrange, cost-effective and geared specifically to cover the risk of residential properties left unoccupied after the owner’s death (or where the owner has gone into care).

Importantly, unlike many similar policies, Watchman’s policy usually covers risks including malicious damage and subsidence. The property will need to be checked every 30 days, but this is less onerous than other policies that require a check every 7 days.

Many other unoccupied residential property insurance policies also demand payment of an upfront premium, which can add to any potential cashflow problems. However, with the Watchman policy there is no such requirement – only a small initial deposit is required for cover to be in place. Cover is calculated at a fixed daily rate; and the full insurance premium is then paid on completion of the sale or (if earlier) within 12 months. Cover can be arranged on the same day by telephone from a friendly and knowledgeable team.

Transparency is an important element of the Watchman policy, with no hidden charges or cancellation fees.

Arranging adequate insurance is an important first step, but not the only action that should be taken. Those responsible for the property would be wise to arrange and keep a record of regular practical checks of the property. All insurers have mandatory inspection requirements and in the absence of willing neighbours or family members this can be time consuming and difficult to arrange. Please note that Watchman Services can assist, and the cost can be delayed until the property is sold or transferred.

Remember that flooding can also begin gradually and the property should be inspected for any signs of water entering the property.

For more information and a quote, contact us here. Watchman Insurance cover can be arranged on the same day by telephone from a friendly and knowledgeable team.