If a hidden pipe starts leaking somewhere behind a wall or under a floor, the bill for finding it can run into thousands before a single repair is made. That is exactly what trace and access insurance is designed to cover. It is one of the most misunderstood parts of a home insurance policy, so here is a plain-English guide to what it pays for, what it leaves you to fund yourself, and how to make a claim that actually gets paid.
The short answer
Trace and access cover pays the cost of finding a hidden water leak and reaching it. That means the investigation, plus making good any walls, floors or tiling removed to expose the pipe. It does not pay to repair the leaking pipe itself or the resulting water damage. Limits are typically £5,000 to £10,000 and vary by insurer.
What is trace and access?
Trace and access is a section of most UK buildings insurance policies that covers the cost of locating the source of an escape of water and getting access to it so it can be repaired. When water escapes from a pipe buried in a wall, under a concrete floor or beneath a screed, the leak is often invisible. You only see the damp patch, the rising water bill or the warm spot on a floor, not the pipe itself.
Finding that pipe is a skilled job. A leak detection specialist uses non-invasive equipment (acoustic listening kit, thermal imaging cameras, tracer gas and moisture meters) to pinpoint the leak before anyone lifts a single tile. Trace and access cover exists because, without it, the cost of investigating and opening up your home would fall entirely on you, even when the underlying claim is a straightforward escape of water.
According to analysis by Defaqto, around 97% of UK buildings insurance policies now include trace and access as standard. The cover is not automatic on every policy, though, and the limits differ a great deal, so it always pays to check your own schedule.
What trace and access covers vs what it doesn't
This is where most homeowners are caught out. Trace and access has a narrow, specific job: it pays to find the leak and open up the fabric of the building to reach it, then put back what was removed. It does not stretch to the plumbing repair or the water damage. Here is the split.
What it usually covers
- The investigation itself. The specialist leak detection survey, including acoustic, thermal imaging and tracer gas equipment used to pinpoint the source.
- Gaining access to the leak. Lifting floorboards, removing a section of tiled floor, taking out a kitchen unit or cutting into a wall so the pipe can be exposed and repaired.
- Reinstatement (making good). Putting back what was removed to reach the leak, such as re-screeding a floor, re-tiling or re-plastering the opened area.
What it usually doesn't cover
- The repair to the pipe or appliance. Fixing or replacing the leaking pipe, tank, boiler or appliance is treated as maintenance and is normally your responsibility.
- The water damage itself. Damage caused by the escaping water (ruined flooring, soaked plaster, damaged belongings) is usually handled under a separate part of your policy, such as the escape of water section, not under trace and access.
- Anything above the cover limit. Most policies cap trace and access at £5,000 to £10,000. Some insurers cap it as low as £5,000, others pay up to the full sum insured. Costs above your limit fall to you.
- Your policy excess. You will usually pay an excess on the claim, commonly somewhere between £100 and £500 depending on your policy.
How to make a trace and access claim
- Check your policy first. Find the trace and access section in your policy schedule, note the cover limit and the excess, and confirm the leak is the kind your policy responds to (a sudden escape of water rather than gradual seepage you knew about and ignored).
- Report it promptly. Tell your insurer as soon as you suspect a hidden leak. Delaying can give them grounds to reduce or refuse the claim.
- Bring in a leak detection specialist. A professional survey produces a clear written report that identifies the leak, the method used and the access required. That is exactly the evidence an insurer wants before authorising work.
- Keep the evidence. Photographs, the detection report, invoices and meter readings all support your claim and speed up settlement.
- Don’t start major works without sign-off. Where possible, get the insurer’s agreement before reinstatement begins so there is no dispute over what they will pay.
A non-invasive leak detection survey is the homeowner’s best friend here. Because the leak is pinpointed before anything is lifted, the access is smaller, the reinstatement bill is lower, and the insurer has documented proof of what was found and why.
Common reasons trace and access claims are refused
- No trace and access cover on the policy. Although most policies include it, a minority don’t. If it isn’t on your schedule, there is nothing to claim against.
- Gradual damage or poor maintenance. Insurers commonly exclude leaks they consider the result of wear, ageing pipework or a problem left unaddressed over a long period.
- The leak isn’t a covered peril. Trace and access usually applies to escape of water. A leak from a different cause may sit outside the cover.
- Costs exceed the limit. The portion above your cap is declined. It is not refused as such, but it is not paid.
- Weak or missing evidence. Without a proper detection report and invoices, an insurer may query or reduce the amount.
If you are unsure whether a leak qualifies, a professional survey removes the guesswork. It tells you, and your insurer, exactly what is going on beneath the surface.
Frequently asked questions
No. Trace and access pays to find the leak and reach it, plus making good the area opened up. The actual repair to the pipe, tank or appliance is normally treated as your responsibility, and the water damage is usually dealt with under a separate part of your policy.
Limits typically range from £5,000 to £10,000. Some insurers cap cover at around £5,000, while others pay up to the full sum insured. Always check your own policy schedule for the exact figure.
Usually, yes. A policy excess normally applies to a trace and access claim, commonly somewhere between £100 and £500 depending on your insurer and the cover you hold.
Not quite. Analysis by Defaqto suggests around 97% of UK buildings insurance policies include it as standard, but a minority don’t. If it isn’t listed on your schedule, there is no cover to claim against.
A non-invasive survey pinpoints the leak before any floors or walls are opened. That means smaller access, lower reinstatement costs and a clear written report, exactly the documented evidence insurers want before authorising a trace and access claim.
Yes. Cornwall Leak Detection Specialists cover the whole county, from Land’s End to Launceston, using non-invasive equipment to find hidden leaks accurately. Call 07897 016222 or get in touch to arrange a survey.
How we can help with your trace and access claim
Cornwall Leak Detection Specialists provide the professional survey and written report that make a trace and access claim straightforward. Our trace and access service pinpoints the exact source of a hidden leak with minimal disruption, so your insurer has the evidence they need and your home suffers the smallest possible opening.
If you already know you have an escape of water, our wider water leak detection service uses acoustic, thermal imaging and tracer gas methods to find the leak fast and accurately, anywhere from Land’s End to Launceston.
Think you have a hidden leak?
Get an accurate, non-invasive leak detection survey and the report your insurer needs. Call 07897 016222 or get in touch today.