Building insurance for leaseholders

Household building insurance provides financial protection against unpredictable risks. The insurance pays for the cost of repairing or rebuilding your home if it is damaged by unforeseen events (as detailed in the insurance policy).

We arrange building insurance cover for all leasehold properties. This is a condition of your lease which is binding on both of you and the council and is because the council remains responsible for the upkeep, repair and maintenance of the structure and communal areas. The terms and conditions the council has agreed with the insurance company is similar to any comprehensive insurance cover and provides value for money for leaseholders. You do not need separate cover with your lender.

Building insurance certificates are sent to all leaseholders at the beginning of each financial year and to all new leaseholders in the welcome pack. Copies can be provided for an administration fee.


Your buildings insurance policy is with Protector Insurance (Policy number: 2803010) and is renewed on 1 April each year. The policy covers the structure of the flats situated within the building, constructed of brick, stone or concrete and the leaseholder’s liability for any common or structural parts of the building such as roofs and foundations that are damaged due to insured perils.

The policy also covers the internal decorations and fixtures and fittings within the flats and building and any domestic outbuildings and garages, drives, patios and terraces, walls and gates owned by the leaseholder or for which the leaseholder is legally responsible.

The policy does not cover damage to contents and we strongly recommend you arrange insurance cover to protect your contents.

The risks covered under the policy for loss or damage to the building are:

  • Fire, lightning, explosion, aircraft, earthquake
  • Electrical power surge
  • Escape of water or oil
  • Theft or attempted theft
  • Riot and civil commotion, strike, labour or political disturbances
  • Malicious damage
  • Impact by any vehicle or animal, storm, tempest or flood
  • Flood, subsidence, landslip and heave
  • Falling aerials or satellite receiving equipment, solar panels, wind turbines and security equipment, their fittings or masts
  • Accidental breakage of fixed glass and double glazing (including the cost of replacement frames) in doors or windows, ceramic hobs, sanitary ware and solar heating panels fixed to and forming part of the building
  • Falling trees, telegraph poles, pylons or lamp-posts
  • Accidental damage to domestic oil pipes, underground water supply pipes, underground gas pipes, underground electricity, telephone cables, sewers and drains and underground tanks
  • Full extended accidental damage.

The policy does not cover the cost of repairing or replacing items due to wear and tear.

For information about the policy please refer the Policy summary booklet.  Full terms, conditions and exclusions are set out in the Policy document.  

If you let your property you need to know that the policy excludes malicious damage to your property caused by your tenants and any damage as a direct result of negligent behaviour by your tenants. You may want to think about getting a ‘landlord’s policy’ with an independent provider to cover you against potential losses.

If your property remains unoccupied for 30 consecutive days or more, the standard excess for all claims will increase from £50 to £250. Additional conditions and exclusions also apply which are set out on page 15 of the Policy Document. If your property is or will be unoccupied for more than 30 days, please contact Home Ownership Services.

Increasing insurance cover

Your mortgage lender may ask you to increase the buildings insurance cover when you buy a leasehold property or if you are re-mortgaging. You will need to pay an administration fee to increase the buildings insurance cover.

Apply for building insurance increase

Payment and premium

The annual building insurance premium applies to the financial year as opposed to calendar year. You pay for it through your normal monthly service charges.

Under the policy, your property is given an 'insured value' which is the cost of rebuilding your home. The rebuilding value is different from the actual value of your home if you were to sell it. We adjust the insured value every year in line with changes made in the house rebuilding cost index.


If you need to make a claim, please contact Protector by telephone 0161 274 9077, email or online

Claims must notified as soon as possible even if the cause of damage has not been resolved. In emergencies, Protector can arrange emergency repairs and, if your property become uninhabitable, alternative accommodation.

You must not carry out any repairs without first getting consent from Protector; this includes emergencies. Claims will typically be rejected if they are not made within a reasonable period or if works were carried out without approval.

There is a £50 excess for each building insurance claim except for subsidence, landslip and heave where a £1,000 excess applies.

Terrorism cover

Cover for damage caused by terrorism is provided by Convex Insurance. Details of the policy are provided in the Policy document.

In the event of any incidents, Ealing Council will notify and deal with Convex on behalf of residents.