FCA-Regulated Insurance Broker

Block of Flats Insurance

Focus Insurance arranges buildings insurance for blocks of flats for freehold owners, residents management companies, and right-to-manage companies across the UK. Speak to our team on 01733 263311, Monday to Friday, 9am to 5pm.

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Important: Focus Insurance Services is an insurance broker, not an insurer. We arrange cover on your behalf and provide advice tailored to your needs. Policy terms, conditions, and exclusions apply. Please read all documentation carefully.

What Does Block of Flats Insurance Cover?

A comprehensive block insurance policy protects the full structure and common areas, and provides liability cover for the building owner or management company.

Buildings Cover

Protection for the full structure of the block, including the roof, external walls, foundations, and communal areas, against fire, flood, storm, and other insured perils.

Property Owners' Liability

Cover for your legal liability as the building owner or manager for injury or property damage to leaseholders, tenants, and third parties.

Communal Areas

Cover extends to communal hallways, stairwells, lifts, car parks, and shared facilities within the building.

Subsidence Cover

Cover for ground movement and subsidence — an important consideration for older buildings and those on certain soil types.

Engineering Inspection

Lift and plant inspection services may be available as part of or alongside a block insurance arrangement.

Directors & Officers Liability

Cover for RMC directors' personal liability when acting in their capacity as company officers.

Why Choose Focus Insurance?

As an independent broker, we work for you – not the insurers. Our expertise ensures you get the right cover at the right price.

Specialist Insurers

Access to insurers with experience in residential block and leasehold property risks.

Personal Service

Speak directly with experienced brokers who understand freehold and RMC insurance obligations.

Renewal Support

We review your block at renewal and approach the market to seek competitive terms.

Claims Advocacy

We support you through the claims process during business hours, acting as your advocate with the insurer.

Is This Cover Right for You?

This insurance is designed for property owners and investors who need comprehensive protection. It may be suitable if you:

You own the freehold of a block of flats
You are a residents management company (RMC) or right-to-manage (RTM) company
You manage a purpose-built block or converted property
You need to comply with your lease obligations to arrange buildings insurance
You want to review whether your current sum insured reflects reinstatement costs
You are seeking a specialist insurer with experience in leasehold property

What We'll Need for Your Quote

1
Full address and postcode of the block
2
Year of construction and number of flats
3
Current sum insured or reinstatement valuation
4
Management structure (freehold, RMC, RTM)
5
Claims history for the past three to five years

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Frequently Asked Questions

Who is responsible for arranging buildings insurance for a block of flats?

If you own the freehold of a block of flats, arranging the buildings insurance is typically your responsibility. If the block is managed by a residents management company (RMC) or right-to-manage company, the RMC is usually responsible. Individual leaseholders cannot arrange their own buildings insurance for the block — it is the freeholder's or management company's obligation. This is a material point and should be confirmed in the lease.

What is the difference between reinstatement value and market value for buildings insurance?

Buildings insurance should be arranged on the basis of the full reinstatement value — the cost to rebuild the property from scratch, including demolition, site clearance, professional fees, and materials — not the market value or purchase price. Reinstatement costs have risen significantly in recent years. If your sum insured is based on market value, you may be underinsured. A RICS-qualified surveyor can provide a reinstatement cost assessment.

Does block of flats insurance cover communal areas?

Yes. Buildings insurance for a block of flats typically covers the full structure of the building, including communal areas such as hallways, stairwells, lifts, and shared facilities. Property owners' liability cover for communal areas is also typically included. The exact scope of cover will depend on the policy terms and the insurer.

What are leaseholders' obligations regarding buildings insurance?

Leaseholders are typically required under the terms of their lease to contribute to the cost of buildings insurance arranged by the freeholder or management company. They cannot arrange their own buildings insurance for the structure. Leaseholders may wish to arrange their own contents insurance for their individual flat and may also consider leasehold cover for fixtures and improvements they have made.

Can I arrange block of flats insurance for a converted house?

Yes. Blocks of flats insurance can be arranged for purpose-built blocks and converted properties. Converted houses — particularly older conversions — may present different risk characteristics and the insurer will assess the property accordingly. Cover is subject to underwriting and insurer acceptance.

How do I arrange block of flats insurance through Focus Insurance?

Call our team on 01733 263311, Monday to Friday, 9am to 5pm, or use the contact form on our website. We will discuss the property, its management structure, and cover requirements to seek suitable terms from our panel of specialist insurers. Cover is subject to underwriting and insurer acceptance.

Looking for a complete overview of this insurance type?

Property Owners Insurance — Full Range

Reinstatement Value vs Market Value

Buildings insurance for a block of flats should be arranged on the basis of the full reinstatement value — the cost to rebuild the property from scratch, including demolition, site clearance, professional fees, and materials. This is not the same as the market value or purchase price. Underinsurance is one of the most common issues we encounter when reviewing block insurance arrangements.

Recommendation: A RICS-qualified surveyor can provide a reinstatement cost assessment (RCA) for your block. This is particularly important for older buildings, where rebuild costs may differ significantly from market value.

Leasehold Obligations and Insurance

Leaseholders are typically required under the terms of their lease to contribute to the cost of buildings insurance arranged by the freeholder or management company. This contribution is usually collected as part of the service charge. Leaseholders may also wish to consider their own contents insurance for the interior of their flat, and leasehold cover for fixtures and improvements they have made.

Information provided for general guidance only. Cover is subject to underwriting, insurer terms and acceptance. Terms and conditions apply. Focus Insurance Services is a trading name of Captios Limited, authorised and regulated by the Financial Conduct Authority (FCA Registration No. 717691). Registered in England and Wales, Company No. 09620500.

Ready to Discuss Your Insurance Needs?

Our experienced team is here to help. Get in touch for a no-obligation conversation about your requirements.