Buildings insurance for flats.
In short
The leases say who insures the building, usually the landlord or management company, with the premium recovered through the service charge. Where an RTM company takes over, the insuring function under the leases normally passes to it. Any leaseholder can ask for a written summary of the cover, which must be given within 21 days, and can ask to inspect the policy.
Who insures the building?
Whoever the leases make responsible, usually the landlord or a management company, recovering the premium through the service charge. When an RTM company acquires the right to manage, the management functions under the leases pass to it, which usually includes arranging the insurance.
What can a leaseholder ask to see?
Under the Schedule to the Landlord and Tenant Act 1985, a leaseholder who pays towards the insurance can ask in writing for a summary of the cover: the amount insured, the insurer and the risks covered. It must be provided within 21 days, or a copy of the policy given instead. They can also ask to inspect the policy and the evidence of payment, again within 21 days.
What should we check at each renewal?
That the sum insured is the cost of rebuilding, from a reinstatement cost assessment, not the market value of the flats. The risks covered, the excess, and any conditions the insurer attaches, such as alarm servicing or unoccupied flats. What the broker is paid, and that it is shown to the leaseholders. And that cover runs without a gap from the renewal date.
Does the premium have to be reasonable?
Yes. It is a service charge, so it must be reasonably incurred, and a leaseholder can ask the First-tier Tribunal whether it is payable. Getting more than one quote at renewal, and recording why the chosen policy was chosen, is the best answer to that question.
Where Servanda comes in
Servanda keeps the insurance renewal on the building's calendar with the other dates that matter, so it shows on Today well before it falls due, and stores the schedule with the building's papers for any leaseholder who asks.
Manage your own block or estateThe law
- Landlord and Tenant Act 1985, Schedule (rights of tenants with respect to insurance)
- Commonhold and Leasehold Reform Act 2002, section 96 (management functions)
- Landlord and Tenant Act 1985, section 18
- Landlord and Tenant Act 1985, section 27A
The legislation is the authority; this page is a plain summary for England, checked on 2026-11-02. Wales and Scotland have their own rules. Take advice on any particular building.