In This Guide
You get a call from your tenant. There is a damp patch on the kitchen ceiling and it is getting larger. Nobody can see where the water is coming from. The plumber who attended cannot find the source without opening up the floor above. That is the moment most landlords discover they are not sure what their insurance actually covers.
The investigation work required to find a hidden leak in a rental property, lifting floorboards, cutting into plasterboard walls, drilling through concrete floors to expose buried pipe runs, costs money before a single repair is made. Without trace and access cover, that investigation cost falls entirely on the landlord. With it, the insurer pays for the specialist work of locating the leak and making good any damage caused during the search.
Understanding exactly what trace and access cover includes, what it excludes, and how it sits within a landlord insurance policy is worth spending time on before a leak happens rather than after. The 0800 Homefix team carries out trace and access work for landlords and their insurers across London, and this guide is based on the questions we encounter consistently during those visits.
For landlords who need a professional trace and access investigation, 0800 Homefix provides insurer-compatible reports. Explore our trace and access leak detection service or call 02080530369.
What Does Trace and Access Actually Cover?
Trace and access is a specific element of buildings insurance that covers two distinct costs: the cost of tracing the source of a hidden water leak using specialist investigation, and the cost of accessing the leak once its location has been established. That access work frequently involves opening up walls, lifting floorboards, removing tiles, or in the case of underground pipes, excavating the ground or drilling through concrete floors to reach the leaking pipe.
The terminology is precise and the distinction matters. Trace and access cover pays for finding the leak and getting to it. It does not pay for repairing the leaking pipe, tank, or appliance that caused the problem. It does not pay for the water damage to ceilings, walls, floors, and contents caused by the escaping water. Those costs are covered under separate sections of the buildings policy, typically under escape of water cover.
Think of it in three separate layers: the investigation to find the leak is trace and access. The water damage to the property is escape of water. The repair of the failed component is generally not covered under a standard policy at all, though some policies extend cover to include it. Knowing which layer of the claim you are dealing with avoids confusion when speaking to the insurer.
Policy wording matters
The same term can mean different things under different policies. Some policies use trace and access to mean the full investigation plus making good. Others limit it to investigation only and treat reinstatement separately. Read the specific wording in your policy documents rather than assuming standard coverage.
Is Trace and Access Included in Landlord Insurance Policies?
According to Defaqto, 97 percent of UK buildings insurance policies include trace and access cover as standard, typically with limits between £5,000 and £10,000. Landlord insurance policies generally follow the same pattern, though the picture is slightly more variable than for standard residential buildings cover.
Most comprehensive landlord insurance policies include trace and access as a standard feature. Some include it as an optional add-on at an additional premium. A smaller number of basic or budget landlord policies exclude it entirely or include it only for specific types of leak. The variation in landlord policies is greater than in standard homeowner policies, partly because landlord insurance products range from basic buildings-only cover to comprehensive packages that include loss of rent, legal expenses, and emergency cover.
For a landlord who has taken out a standard comprehensive policy from a major provider, trace and access cover is likely to be included. For landlords who have opted for a cheaper policy or a non-specialist provider, it is worth checking specifically rather than assuming. The consequences of discovering trace and access is not included after a hidden leak has already been found and investigated can leave a landlord facing costs of several thousand pounds with no recourse to the insurer.
Homeowner vs Landlord Policy: Why the Difference Matters
A standard homeowner insurance policy and a landlord insurance policy are not the same product, and the coverage for trace and access can differ between them. Standard home insurance is not valid for a property that is being let commercially. A landlord who discovers a hidden leak and makes a trace and access claim under a standard homeowner policy on a rented property may find the claim declined on the grounds that the property’s use was not disclosed correctly at inception.
For landlords in London, including those with portfolio properties across multiple boroughs, 0800 Homefix recommends confirming with the insurance provider that trace and access cover is active under the landlord policy before a leak investigation is booked, particularly for investigations likely to exceed the policy excess.
What Trace and Access Cover Typically Includes
The specifics of what a trace and access claim will pay for vary between policies, but a comprehensive landlord policy should cover the following costs associated with locating and accessing a hidden water leak.
Specialist Leak Detection Investigation
The cost of employing a specialist leak detection company to locate the source of the hidden leak using professional equipment. This includes thermal imaging surveys that identify temperature anomalies caused by leaking hot water pipes behind walls, acoustic leak detection that amplifies the sound of pressurised water escaping from concealed pipework, moisture mapping using calibrated moisture meters, and tracer gas detection for underground pipes and buried supply lines. These non-invasive methods form the first stage of any professional trace and access investigation and produce the written evidence the insurer requires.
The 0800 Homefix trace and access team uses all of these methods depending on the nature of the suspected leak. Our written reports document the detection methods used, the equipment deployed, the precise location identified, and the findings in a format that insurers and loss adjusters accept as professional evidence. This documentation is frequently the difference between a claim being processed smoothly and one that is disputed because the evidence base is inadequate.
Opening Up Walls, Floors and Ceilings
Once the location of the leak has been established, accessing it often requires physical intervention. Lifting floorboards or floor tiles above a leaking pipe beneath the floor, cutting into plasterboard walls to access a joint that has failed within a wall void, removing ceiling panels below a leaking pipe run, or excavating ground above an underground supply pipe are all common access requirements. The cost of this opening up work is covered under trace and access.
Making Good After Access
Most trace and access policies also cover the cost of reinstating the surfaces disturbed during the investigation and access. Replacing lifted floorboards, patching cut plasterboard, reinstating tiles removed to gain access — these making good costs are generally covered, though often subject to a separate sub-limit within the overall trace and access limit. Check whether your policy treats making good as part of the trace and access limit or under a separate allowance.
What Trace and Access Cover Does Not Include
Understanding the exclusions is as important as understanding what is covered. The claims that cause the most frustration are those where the landlord expected the insurer to pay for something that fell outside the trace and access cover scope.
The Leak Repair Itself
Trace and access cover pays for finding the leak and getting to it. It does not pay for repairing the leaking pipe, joint, tank, or appliance. The repair is a separate cost that the landlord or their insurer may cover under other sections of the policy, or that may fall outside cover entirely depending on the cause. If the pipe failed due to general wear and age rather than a sudden event, the repair cost may not be covered at all, while the trace and access costs are.
Resulting Water Damage
The damage caused to the property by the escaping water, soaked ceilings, damaged flooring, ruined plasterwork, and affected contents, is covered under the escape of water section of the buildings policy rather than under trace and access. These are separate claims even if they arise from the same incident. Landlords should ensure their policy includes adequate escape of water cover alongside trace and access, as the water damage costs typically far exceed the investigation costs.
Gradual Damage and Poor Maintenance
Most trace and access policies exclude coverage where the leak results from gradual deterioration or poor maintenance rather than a sudden event. A leaking pipe that has been dripping slowly for months, a joint that has been weeping visibly without being reported, or a leak that results from a failure to maintain the property in reasonable condition can all provide grounds for an insurer to decline a claim. For landlords, this means that regular property inspections and prompt attention to reported defects are not just good property management practice but are also important for maintaining insurance coverage.
No Visible Damage at the Property
Some policies require that there is actual visible damage to the property before a trace and access claim can be made. If a suspected leak exists and the insurer is contacted but no physical damage to the structure is yet present, certain policy wordings may not trigger the trace and access cover until damage has occurred. This is a counterintuitive exclusion that catches some landlords out. The practical advice is to act quickly when a suspected leak is reported by a tenant and to document any visible signs of damp, staining, or structural change immediately.
Leaks from Appliances Without Contents Cover
Trace and access cover under a buildings policy typically applies to fixed water installations, supply pipes, and the central heating system. A leak from a washing machine, dishwasher, or other domestic appliance may not trigger buildings policy trace and access cover unless the policy specifically extends to plumbed appliances. If the appliance is the landlord’s property, a contents insurance policy that covers white goods may be needed to cover investigation costs for appliance-related leaks.
How to Make a Trace and Access Claim on Landlord Insurance
The claim process for trace and access on a landlord insurance policy follows a similar pattern to other home insurance claims but has specific requirements that are worth understanding before the investigation work is booked.
Contact the Insurer Before Booking the Investigation
Most insurers require the policyholder to notify them before trace and access work is carried out rather than after. This is because the insurer may want to appoint their own approved tradesperson or approved plumber rather than allowing the landlord to choose freely. Using a company that is not on the insurer’s approved list can result in the claim being declined or the costs being reduced, even if the work was carried out competently. Always contact the insurer first and confirm their requirements for approved contractors before booking any trace and access investigation.
Approved Plumber and Approved Leak Detection Companies
Some insurers have lists of approved leak detection companies and plumbers they will accept for trace and access claims. Others allow the policyholder to choose any qualified professional but require a written professional report as evidence. The 0800 Homefix team is experienced in working within insurer claims processes and produces documentation in the format loss adjusters require. When instructing 0800 Homefix for a trace and access investigation, inform us whether your insurer has specific documentation requirements and we will ensure the report is structured accordingly.
Documentation Required
A trace and access claim typically requires a professional written report from the investigation company documenting the methods used, the equipment deployed, the location of the leak identified, and the findings. Photographs of the investigation process, the access work carried out, and the identified fault are supporting evidence. Any emergency work carried out before the formal investigation, such as turning off the water supply, should be documented with receipts. The insurer will also want a clear record of when the leak was first reported by the tenant, when the landlord was notified, and when the investigation was arranged.
Pay Upfront and Claim, or Use the Insurer's Contractor
Some landlord insurance policies require the landlord to pay upfront for trace and access work and then submit a claim for reimbursement. Others will arrange and pay for the approved contractor directly. Knowing which approach your policy uses affects your cash flow as a landlord and determines whether you need to instruct a company directly or wait for the insurer to do so. Check the policy documents and confirm with the insurer at the time of reporting the claim.
Don’t mask it — find it
Air fresheners and dehumidifiers do not address water that is continuing to leak into the structure. Investigate the plumbing, don’t cover up the smell.
Understanding Your Policy Limits and Excess
Trace and access claims are subject to both a policy limit, the maximum the insurer will pay, and an excess, the amount the policyholder contributes. Both of these figures are specific to the trace and access element of the policy rather than the overall policy limit.
Typical trace and access limits in landlord insurance policies range from £5,000 to £10,000. For straightforward investigations of leaks in accessible locations, this is usually sufficient. For underground pipes in London where accessing a supply pipe beneath a tiled kitchen floor or driveway involves excavation and reinstatement, costs can reach or exceed these limits. Landlords with older properties or complex pipework arrangements should check whether their policy limit is adequate for worst-case scenarios in their specific property.
The excess for a trace and access claim is often set separately from the main policy excess. Many insurers apply a specific higher excess to escape of water and trace and access claims, reflecting the frequency of these claims. An excess of £250 to £500 is common, though some policies set it higher. Knowing the excess amount determines whether a smaller investigation falls below the threshold at which claiming makes financial sense versus paying privately and protecting the claims record.
Claims history: More than one water damage claim within five years can affect landlord insurance renewal premiums significantly and make it harder to find competitive cover. For small investigation costs close to the excess, consider whether claiming is worthwhile given the potential impact on future premiums.
Trace and Access in Flats, Leasehold Properties and Shared Buildings
The insurance position for trace and access in leasehold properties and blocks of flats is more complicated than for freehold houses, and landlords with rental flats need to understand how the cover interacts with the freeholder’s buildings policy.
In a block of flats, the buildings insurance is typically held by the freeholder or the management company rather than by individual flat owners or landlords. The trace and access cover under the freeholder’s buildings policy is therefore the relevant policy for structural leak investigations, not the individual landlord’s policy. A landlord who owns a leasehold flat needs to understand whether they are responsible for arranging their own buildings cover or whether the freeholder’s policy covers the building structure.
Where a leak in one flat originates from pipework that is the landlord’s responsibility but has caused damage to a neighbouring flat or to common areas, the claim may involve the insurance policies of multiple parties. The landlord’s buildings policy covers their own property. The freeholder’s policy covers the shared structure. The damaged neighbour’s contents insurance covers their possessions. Coordinating between these policies and establishing which insurer handles which part of the claim is one of the more complex scenarios in practice.
The Association of British Insurers publishes guidance on escape of water claims that is relevant to both landlords and their tenants, including what steps to take when a leak is first discovered and how the loss adjuster process works.
Reducing the Risk of Hidden Leaks in Rental Properties
Regular property inspections are one of the most effective ways to catch early warning signs of a leak before it becomes a hidden and costly trace and access situation. A damp patch on a wall, a soft area of flooring, a persistent musty smell in a specific room, or a water bill that has increased without explanation are all indicators that warrant investigation before the damage progresses.
For landlords with older London properties, where original Victorian or Edwardian pipework may still be in use, fitting a smart leak detection device that monitors water flow and sends an alert to a smartphone when unusual flow is detected provides an early warning capability that is particularly valuable in rental properties where the landlord is not on-site. Some insurers look favourably on leak detection devices and may offer premium discounts for properties where one is fitted.
Ensuring the central heating system is serviced annually by an 0800 Homefix Gas Safe registered engineer reduces the risk of central heating leaks developing undetected. The annual service includes checking all system components, pipe connections and the boiler’s internal joints, identifying any that show early signs of wear before they fail and create a hidden leak situation.
For landlords who want to check whether a suspected issue in a rental property is a genuine hidden leak before contacting the insurer, the 0800 Homefix water leak detection team can carry out a preliminary non-invasive assessment using thermal imaging and moisture mapping to confirm whether a leak is present and establish its approximate location.
Frequently Asked Questions
Is trace and access automatically included in landlord insurance?
Not always, but it is included in most comprehensive landlord insurance policies either as standard or as an optional add-on. According to Defaqto, 97 percent of UK buildings insurance policies include it, and most landlord policies follow the same pattern. However, some budget or basic landlord policies exclude it or offer it only as an optional extra at additional cost. Check your specific policy documents for trace and access as a named benefit and confirm the coverage limit before a leak investigation is needed.
Does trace and access cover pay for repairing the leaking pipe?
No. Trace and access cover pays for finding and accessing the leak — it does not pay for the repair. The investigation work, the opening up of walls or floors to reach the pipe, and the reinstatement of surfaces disturbed during access are covered. The actual pipe repair is a separate cost. Depending on the cause of the pipe failure, it may be covered under another section of the policy, or it may fall outside cover entirely if it resulted from general wear and age.
What happens if the leak is found to be caused by the tenant?
If the leak was caused by the tenant’s negligence — deliberately damaging pipework, leaving a tap running, or failing to report a known issue — the insurer may seek to recover the investigation costs from the tenant or their liability. Your landlord policy should include landlord liability cover for tenant-caused damage. Document everything carefully and report the incident to your insurer promptly, letting them investigate the cause rather than making assumptions before the professional report is available.
Can I choose my own leak detection company or does the insurer appoint one?
This depends on the policy. Some insurers require the use of an approved tradesperson from their approved list. Others allow free choice of contractor but require a professional written report as evidence. Contact your insurer before booking any trace and access work to confirm their requirements. Using a company that is not on the insurer’s approved list without prior agreement can result in the costs being reduced or the claim being declined.
Does trace and access cover underground pipes on private land?
Some policies extend trace and access cover to underground supply pipes on the landlord’s private land, including the supply pipe running from the property boundary to the building. Others limit cover to pipework within the building structure only. Check the specific wording in your policy for any reference to underground pipes, supply pipes or pipes on private land. Underground pipe leaks in London, where access may involve excavating beneath paving or concrete driveways, are among the most expensive trace and access scenarios and having adequate cover for this is worth confirming explicitly.
What evidence do I need for a successful trace and access claim?
A successful claim needs a professional written report from a qualified leak detection specialist documenting the investigation methods used, the equipment deployed, the location of the leak identified, and the findings. Supporting photographs of visible damage, the investigation process, and the identified fault strengthen the claim. A record of when the leak was first reported, when you were notified as the landlord, and when the investigation was arranged provides the claim timeline the insurer needs. Emergency work receipts and any relevant maintenance records should also be retained.
Need a Professional Trace and Access Report for Your Landlord Insurance Claim?
The 0800 Homefix team carries out trace and access investigations for landlords across London using thermal imaging, acoustic detection, moisture mapping and tracer gas equipment. Our written reports are produced in the format required by insurers and loss adjusters, documenting the detection methods, the precise leak location, and the findings in a way that supports a clean, straightforward insurance claim.
We cover London and the surrounding area seven days a week. Trace and access investigation is £950 and includes the full professional report. Call first if you are unsure whether to contact your insurer before booking, and we can advise on the typical requirements for landlord insurance claims.
Call 0800 Homefix on
or visit our water leak detection and repair page to arrange an investigation
Editorial note: This article is intended as a general homeowner guide. All plumbing work on supply pipes should be carried out by a qualified, WaterSafe-registered plumber. If you suspect a gas leak, leave the property immediately and call the National Gas Emergency Service on 0800 111 999.
