
The question Kent homeowners ask most often about Flood Re is which postcodes qualify. The answer is none of them, and all of them. Flood Re eligibility has nothing to do with your postcode. It turns on when your home was built, its council tax band, and who owns it.
Your postcode matters enormously, but for a different reason. It decides whether an insurer thinks your home is risky enough to be worth passing into the scheme at all.
Kent and Medway Prepared, the county’s multi-agency resilience forum, puts around 75,000 properties in Kent and Medway at risk of river and coastal flooding. That is before surface water, which nationally affects nearly twice as many homes as rivers and the sea combined.
What actually decides whether your home qualifies
Four tests, and a list of exclusions.
Your home must have been built before 1 January 2009. This is the rule that catches people out most in the newer parts of Ashford and the Ebbsfleet developments: a house completed in 2011 on a floodplain is outside the scheme permanently, whatever its risk. The cutoff exists so the scheme does not subsidise building on land that should not have been built on.
It must be in council tax bands A to H, which in practice covers almost every domestic property.
It must be held in an individual name, not a company.
And it must be a single home, or in a building of no more than three flats.
The Flood Re eligibility criteria then exclude: blocks of more than three residential flats, most buy to let, housing association and company properties, multi-use commercial premises, and farm outbuildings. That last one matters on the Romney Marsh and across the Weald, where a converted agricultural building may not qualify on the same terms as the farmhouse next to it.
What it costs, band by band
Flood Re does not sell you anything. Your insurer sells you a normal home insurance policy, then passes the flood part of the risk to Flood Re at a fixed price set by your council tax band. You will never see this figure on your paperwork.
| Council tax band | Buildings | Contents | Combined |
|---|---|---|---|
| A and B | £147 | £58 | £205 |
| C | £175 | £77 | £252 |
| D | £198 | £86 | £284 |
| E | £235 | £117 | £352 |
| F | £346 | £195 | £541 |
| G | £447 | £273 | £720 |
| H | £1,077 | £536 | £1,613 |
Flood Re ceded premium rates from 1 April 2026. A fixed excess of £250 applies to each flood claim on a ceded policy.
Two things follow from that table. A band D semi in Tonbridge and a band D semi in Tunbridge Wells cost the insurer exactly the same to cede, whatever the difference in their actual risk. And the jump from band G to band H is the steepest in the scheme, which is why owners of larger period properties near water, of which Kent has many, are the ones most likely to find the market thinning.

Is it working
On the evidence, yes, for the homes it covers. The FloodReady review, published by the Environment Agency and Defra on 16 October 2025 and chaired by Professor Peter Bonfield, sets out what the scheme replaced. Before Flood Re, 60% of properties with a recent flood claim would have paid an average of £4,400 a year, and 40% could not get insurance at all. Through Flood Re, the review reports those households now pay roughly £950 to £1,200 a year for combined buildings and contents.
The scheme is also getting busier. Flood Re’s annual report for 2024/25 records 347,000 properties reinsured through the scheme, a 20% rise in a single year.
The £250 excess is the part people forget
A ceded policy carries a fixed £250 excess on each flood claim. That is generous by the standards of what the market charged before 2016, when flood excesses of £5,000 and £10,000 were common on high-risk homes. But it is per claim, not per year, and Kent’s risk is not only winter river flooding. Surface water flooding after summer storms is the larger national exposure, and a household that floods twice in a winter pays twice.
What Kent homeowners should actually do
- Check when your home was built, not where it is. Before 1 January 2009 and you are in scope. After, and no insurer can cede you.
- Check your council tax band, because that is what sets the ceded price and, indirectly, how willing insurers are to quote.
- Ask your insurer directly whether your policy is ceded to Flood Re. They are not obliged to volunteer it, and many people at risk are in the scheme without knowing.
- If you have flooded, ask about Build Back Better before the repair is agreed. Flood Re funds up to £10,000 of resilience measures on top of the repair, and insurers representing more than 70% of the market offer it. Once the repair is done on a like-for-like basis, that money is gone.
The counterweight
Flood Re is a subsidy with an end date, and it does not reach everyone. If you rent out a property in Whitstable, own a flat in a block of six in Maidstone, or live in a house finished in 2010 on the edge of Ashford, the scheme does not help you and there is no appeal. Those households are already buying insurance at something close to risk-reflective prices, which is where the whole market is heading.
The Environment Agency’s national flood risk assessment, the page for which was updated on 5 August 2026, now puts 6.3 million English properties in areas at risk from rivers, the sea or surface water, rising to around 8 million by mid-century. In the South East, 113,900 properties are at high or medium risk from rivers and the sea and 236,100 from surface water. The scheme was designed for a smaller problem than the one now being measured.
Frequently asked questions
Which Kent postcodes qualify for Flood Re? None specifically. Eligibility is decided by the property’s build date, council tax band and ownership, not its location. Your postcode affects your risk, not your eligibility.
My house was built in 2010. Can I get Flood Re? No. Homes built on or after 1 January 2009 are permanently outside the scheme.
Does Flood Re cover my buy to let in Margate? Usually not. Most buy to let is excluded, along with housing association property, company-owned homes and blocks of more than three flats.
What excess will I pay on a flood claim? £250 on each flood claim on a policy ceded to Flood Re.
Updated on 11 September 2026.
Sources
- Flood Re, eligibility criteria
- Flood Re, how premiums are set for ceded policies, rates from 1 April 2026
- Flood Re, transition, annual report and accounts 2024-25
- Environment Agency and Defra, FloodReady, 16 October 2025
- Environment Agency, national assessment of flood and coastal erosion risk in England 2024
- Kent and Medway Prepared, check your flood risk
- Flood Re, Build Back Better
This article explains how the Flood Re scheme works. It is not insurance or financial advice.…


