"Trace and access" is one of those insurance phrases that people pay for year after year without knowing what it means. Then a damp patch appears, a claims handler mentions it, and suddenly it matters a great deal. This guide explains the term in plain language, shows how the costs break down, and explains why the accuracy of the first survey largely decides the final bill.
What is trace and access?
Trace and access describes two jobs that have to happen before a hidden leak can be repaired:
- Trace: finding where the water is escaping from. This is the investigation, using methods such as moisture mapping, thermal imaging, pressure testing, acoustic listening and tracer gas.
- Access: getting to the leak once it is found. That means opening a wall, lifting floorboards, cutting a ceiling, or breaking out tiles or screed.
Most policies that include the cover also expect the opened area to be put back, which is usually called making good or reinstatement. Whether making good falls under the trace and access limit or under the main escape of water section depends on the wording.
What is trace and access cover?
Trace and access cover is the part of a buildings insurance policy that pays towards those costs when there has been an escape of water from a hidden source. It exists because finding a concealed leak can be expensive and disruptive, and without it the policyholder would carry that cost even when the resulting damage is covered.
It is usually a named section or an extension within buildings cover, with its own limit. Many policies set that limit between £5,000 and £10,000 per claim, some set it lower, and some premium policies extend it up to the buildings sum insured. Your policy schedule or summary will show your figure.
A simple example shows why the section exists. Say water appears on a kitchen ceiling below a tiled bathroom. The damage to the kitchen ceiling is an escape of water matter. Finding which pipe in the bathroom is leaking, lifting the tiles above it and relaying them afterwards is the trace and access part. Without that section, the second bill would fall on the homeowner even though the first one is covered.
The limit is usually stated per claim, and an excess is normally deducted from the claim. Where both sections are used, the insurer will usually want to see the costs split out, so ask the trades involved to invoice the access and reinstatement separately from the damage repairs.
What does trace and access not cover?
- The damage the water caused. Ruined ceilings, flooring and belongings are claimed under escape of water on the buildings and contents sections, not under trace and access.
- Often, the repair of the failed pipe or fitting. Some policies include the repair, many do not.
- Leaks that have not caused damage. Some insurers treat these as maintenance.
- Worn sealant, grout and general wear and tear. These are commonly excluded.
- Leaks outside the policy's definition, such as rainwater through a roof, which is usually a different section entirely.
Policies differ, so check your own wording. Our guide to water leak insurance claims covers how the sections fit together.
How do trace and access costs break down?
| Stage | What happens | What drives the cost |
|---|---|---|
| Trace | Survey to locate the leak and establish the cause, with a written report | Property size, number of systems to test, the detection methods needed |
| Access | Opening the wall, floor or ceiling at the marked point | Size of the opening and what it is made of: plasterboard, plaster, tiles, timber, screed |
| Repair | Fixing the pipe or fitting | Type of pipe and fitting, whether a section needs replacing (may not be covered) |
| Making good | Reinstating the opened area and finishes | Tiles, flooring, plastering, decoration, drying time |
The trace stage is the smallest part of the bill on most domestic jobs. Our published prices for it are from £150 for a thermal imaging or acoustic survey, from £200 for tracer gas, £250 to £500 for a combined package, £300 to £700 for under-floor leak detection and £300 to £500 for emergency detection. The access and making good stages are priced by the trades who carry them out, and vary with the property.
What are typical trace and access costs in London?
There is no fair single figure, because the access and reinstatement depend on the building. As a rough guide to the pattern rather than the price:
- A leak in a plasterboard wall or ceiling, found precisely, is normally a small opening and a modest reinstatement.
- A leak under a timber floor usually means lifting a few boards, and costs more if there is a fixed floor finish on top.
- A leak under a tiled floor or behind a tiled wall costs more to open and reinstate, and more again if the tiles cannot be matched.
- A leak in a concrete floor or screed involves breaking out, drying and relaying, which is the most expensive common case.
In each case, a larger opening costs more to reinstate. Opening up on a guess can easily cost more than the survey that would have avoided it. For more on the costs of detection by method, see our London leak detection costs guide.
How does accurate detection keep access costs down?
Water travels. It runs along joists, pipes and slabs before it shows, so the wettest spot is often not above the leak. A survey that combines more than one method narrows the search from "somewhere in this floor" to a small area. For example, a pressure test confirms which pipe is losing water, thermal imaging shows the path of a hot or cold pipe, and acoustic listening or tracer gas pinpoints the escape along that path. Our leak detection technology page explains each method.
The smaller the opening, the smaller the reinstatement, and the less of your trace and access limit is used.
What happens on a trace and access survey?
- The engineer asks about the symptoms and when they started, and looks at the damage.
- Moisture readings map the affected area and show where the water has travelled.
- The relevant systems are isolated and tested: cold supply, hot supply, heating and waste, as needed.
- Non-invasive methods locate the leak along the suspect pipe.
- The location is marked and photographed.
- A written report sets out the methods, findings, likely cause and recommended repair.
With the report, your insurer can consider the access and reinstatement costs, and a plumber can open up in the right place.
Do you need to tell the insurer before the survey?
It is sensible to call your insurer first to open a claim and confirm what your policy includes, unless water is actively causing damage and you need to act straight away. Some insurers appoint their own contractors, others let you choose provided the cost is agreed. Ask before booking, and always get agreement before any significant opening up that is not needed to stop the water.
When should you call a leak detection specialist?
If you can see the leak, you need a plumber. If you can see the damage but not the leak, or the boiler keeps losing pressure, or your insurer has asked for evidence of the location and cause, a trace and access survey is the next step. Call 020 3912 0200 to discuss it.
Frequently asked questions
What does trace and access mean on home insurance?
It is cover towards the cost of finding a hidden leak and opening up the building to reach it, and often of reinstating the opened area, when there has been an insured escape of water.
How much is trace and access cover usually worth?
Many policies set the limit between £5,000 and £10,000 per claim, some lower and some higher. The figure is shown in your policy schedule or summary.
Does trace and access cover the plumber's repair?
Sometimes. Some policies include repairing the leaking pipe or fitting, many only cover finding and reaching it. Check your wording before the plumber starts.
Is trace and access worth claiming for a small leak?
Compare the likely cost with your excess, which is often higher for escape of water. If the leak is small and easy to reach, the claim may not be worthwhile. If it is under a tiled or concrete floor, it usually is.
Does trace and access apply to a leak from a flat above?
The leak has to be traced in the property where it starts, so the relevant policy is usually the one covering that flat or the building as a whole. In blocks, the freeholder's buildings policy often applies, so involve the managing agent early.
