What Is Trace and Access Cover?
Trace and access is a specific section of your home insurance policy that covers the cost of finding a leak. It pays for the investigative work needed to locate the source of an escape of water, including any reasonable opening up of walls, floors, or ceilings required during the search, and the subsequent making good of those areas once the leak has been found.
This is separate from the escape of water cover on your policy, which pays for the damage the leak has caused to your property, such as ruined carpets, damaged plasterwork, or warped floorboards. Many London homeowners do not realise they have trace and access cover until they need it, and understanding how it works can save you hundreds or even thousands of pounds.
What Trace and Access Typically Covers
Most home insurance policies that include trace and access will cover:
- Professional leak detection surveys — including thermal imaging, acoustic detection, and tracer gas testing
- Opening up work — removing tiles, cutting into plasterboard, lifting floorboards, or excavating concrete to gain physical access to the leaking pipe
- Making good — reinstating the areas that were opened up during the search, including replastering, retiling, and redecorating
- The repair itself — some policies also cover the cost of repairing or replacing the leaking pipe section, though this varies between insurers
It is important to note that trace and access cover usually has a separate limit from your main buildings cover. This limit is often between 5,000 and 10,000 pounds, though some policies offer up to 15,000 pounds or even unlimited cover.
Step-by-Step: Making a Trace and Access Claim
Step 1: Document the Problem
Before you call anyone, take photographs of all visible signs of the leak. This includes damp patches on walls or ceilings, water staining, bubbling paint, lifting flooring, and any mould growth. If your water meter is spinning when no taps are open, photograph that too. Note when you first noticed the problem and whether it has been getting worse.
Step 2: Contact Your Insurer
Call your home insurance company and report an escape of water. Tell them you need to make a trace and access claim because the source of the leak is not visible and requires professional investigation to locate. Ask them to confirm your policy includes trace and access cover and what the limit is. Some insurers will assign a claims handler and give you a reference number at this stage.
Step 3: Get Approval for the Survey
Some insurers require you to use their approved leak detection company. Others allow you to appoint your own specialist, provided the costs are reasonable. Clarify this before booking a survey. If you are allowed to choose your own company, get a written quote that you can submit to the insurer for approval.
Step 4: Book the Leak Detection Survey
A specialist leak detection company will attend your property and use non-invasive methods to locate the leak. This typically involves thermal imaging, acoustic listening equipment, and moisture meters. The survey usually takes one to three hours depending on the complexity of the property and the type of leak.
Step 5: Receive the Report
The leak detection company should provide a detailed written report including thermal images, moisture readings, and a clear description of where the leak is and what is causing it. This report is the key document for your insurance claim. A good report will include recommendations for the repair method and an estimate of the opening up and making good work required.
Step 6: Submit the Claim
Send the leak detection report, your photographs, and all invoices to your insurer. If opening up work is needed to access and repair the pipe, get a quote for this work and submit it for approval before proceeding. Most insurers want to approve costs before they are incurred.
Step 7: Repair and Making Good
Once approved, proceed with the pipe repair and any reinstatement work. Keep all invoices and receipts. Photograph the repair process as additional evidence. Your insurer will either pay the contractors directly or reimburse you once the work is complete.
Common Insurance Pitfalls to Avoid
Having handled thousands of trace and access claims across London, we see the same mistakes repeatedly:
- Not checking your policy first — some basic policies do not include trace and access. Check before you spend money on a survey
- Using an unqualified company — insurers can reject claims if the leak detection was done by someone without proper credentials or equipment
- Starting repairs before getting approval — always get written approval from your insurer before any opening up or repair work begins
- Poor documentation — a vague or incomplete leak detection report can lead to claim delays or rejection. Insist on thermal images, moisture readings, and clear location descriptions
- Confusing maintenance with escape of water — insurers do not cover leaks caused by poor maintenance, wear and tear, or gradual deterioration. The leak should be sudden and unexpected
- Forgetting the excess — your policy will have an excess, typically between 100 and 500 pounds. Factor this into your calculations
Which UK Insurers Offer Good Trace and Access Cover?
Trace and access cover varies significantly between insurers. Based on our experience working with London homeowners:
- Aviva — typically includes trace and access up to 5,000 pounds on standard policies
- AXA — offers trace and access as standard on most home insurance products
- Direct Line — generally good trace and access cover with a reasonable limit
- Admiral — includes trace and access on most policies, though limits can be lower on budget products
- Hiscox and Chubb — high-net-worth insurers that often offer generous trace and access limits for London properties
Always read the policy wording rather than relying on summaries. The key phrase to look for is "trace and access" or "locating the source of the leak" in the escape of water section of your policy.
How Much Does Trace and Access Cost in London?
The total cost of a trace and access claim in London typically breaks down as follows:
- Leak detection survey: 200 to 450 pounds
- Opening up and access: 300 to 1,500 pounds depending on location and building materials
- Pipe repair: 150 to 600 pounds
- Making good and redecoration: 500 to 3,000 pounds
For a straightforward claim where the leak is behind plasterboard, the total might be 1,000 to 1,500 pounds. For a more complex case involving underfloor pipes in a concrete slab, costs can reach 5,000 pounds or more. This is why having adequate trace and access cover is important, particularly for London properties where labour and material costs are higher than the national average.
Do You Need to Make a Claim?
If you suspect a hidden leak in your London property, it is worth checking your insurance policy before paying for anything out of pocket. Even if you decide not to claim for the water damage itself, the trace and access element can significantly reduce the cost of finding the leak. A professional leak detection company experienced in insurance work can guide you through the claims process and provide the documentation your insurer needs.