Will insurance pay for storm damage to a commercial flat roof?
Updated 23 October 2026 · SEO Dons Editorial
How does an insurer decide whether there was a storm?
Start with the policy wording, because definitions differ. The ABI says insurers will require specific weather conditions to be met, as may be outlined in the policy documents, and that they take into account its description of a storm as a period of violent weather usually deemed to consist of one of the following.
| Weather | ABI description of a storm |
|---|---|
| Wind | Gusts of at least 55 mph (equivalent to Force 10 on the Beaufort Scale) |
| Rain | Torrential rainfall at a rate of at least 25 mm per hour |
| Snow | Snow to a depth of at least one foot (30 cm) in 24 hours |
| Hail | Hail of such intensity that it causes damage to hard surfaces or breaks glass |
The ABI adds that insurers often rely on data from independent, specialist weather organisations, for example the Met Office. In one published Ombudsman decision the policy's own storm definition used similar figures (winds exceeding 55 mph, torrential rain of at least 25 mm per hour), the highest wind speed recorded was 49 mph, and the Ombudsman said the recorded weather did not meet the policy definition.
When a claim has been declined, the Financial Ombudsman Service asks three questions:
- Did storm conditions occur on or around the date the damage is said to have happened?
- Is the damage consistent with what is generally seen as storm damage?
- Were storm conditions the main cause, or were there other factors that meant the damage might have happened anyway?
The Ombudsman describes a storm as generally involving violent winds, usually with rain, hail or snow, though rain, hail or snowfall alone can sometimes qualify. A Met Office named storm is a good indication, but the Ombudsman still checks the records for how intense the storm was and where it was in relation to the property. The Met Office names a storm when it could cause disruption or damage that might result in an amber or red warning. The Ombudsman is unlikely to be persuaded by a storm "some time in the past" or general bad weather over time, though it might uphold a complaint if several storms occurred and it decides one of them caused the damage.
Why do wear and tear exclusions matter so much on flat roofs?
Because the question is often whether the storm caused the damage or only exposed an existing problem. The ABI says commercial property policies will not usually cover general wear and tear and age-related issues, nor damage caused by poor work completed by a contractor, where the claim lies against the contractor. It adds that policies are designed to cover sudden and unforeseen damage, not general upkeep, and that insurers assess whether the storm was the direct cause or simply exposed areas already in need of repair.
The Ombudsman uses a flat roof as its own example. It is unlikely to uphold a complaint if the roof was already in a poor state of repair at the time of the storm and this would, or should, have been clear to the customer, or if the storm merely highlighted an existing problem. Three points help the policyholder:
- The onus is on the insurer to show that an exclusion applies, for example with an inspection report, and the Ombudsman has said it may not be persuaded by an aerial photo unless it clearly shows deterioration and the report explains it.
- A roof not being in perfect condition does not necessarily mean the damage was wear and tear.
- Many policies exclude damage caused by wear and tear or gradual deterioration, so the exact wording matters.
The ABI's storm guidance also says flat felt roofs in particular typically need maintenance or renewal every 10 to 15 years depending on the materials. Other systems differ, as the guide to how long a commercial flat roof lasts explains.
What do published Ombudsman decisions show?
Three published decisions show how evidence is weighed. They are examples, not predictions, and two concern home policies.
- Shop policy, flat roof (DRN-5109819). A back-room ceiling collapsed after water came through a flat roof. The tenant's policy did not cover damage to the building, and maintenance was the landlord's matter. The Ombudsman did not uphold the complaint: weather records showed no storm conditions, and photographs showed an old, worn covering with signs of previous repairs, pre-existing damage and standing water.
- Home policy, flat roof (DRN-5175853). The complaint was upheld. The policy required the flat roof to be inspected at least every eight years, and the Ombudsman found it more likely than not, from an estimate and emails, that it had been inspected in 2020. It also found storm conditions were likely the main cause.
- Home policy, flat roof (DRN-4489142). The recorded weather did not meet the policy's storm definition. The roof had also been covered in tarpaulin before the surveyor's visit, and the insurer said it could not validate the claim without photographs of the damage. The Ombudsman directed it to reimburse the cost of uplifting and refitting the temporary cover so the roof could be photographed.
What evidence should you gather after a storm?
- Keep people safe and off the roof. The ABI says to return to the business only when it is safe. The leak guide covers the first steps.
- Tell the insurer. The ABI says to contact your property insurer as soon as possible.
- Photograph before anything is covered or cleared. Date the images, and take them from inside, from the ground or from another safe position.
- Keep temporary repair records. The ABI says to arrange temporary repairs if necessary to stop damage getting worse, tell the insurer and keep receipts.
- Record the weather. Note the date and time you found the damage and the conditions. The Met Office says its monthly station data is for general interest and suggests contacting its Customer Centre for more detailed data.
- Gather condition evidence. Inspection reports, maintenance visits and earlier repair invoices. The Ombudsman says clear, detailed expert reports supported by photos tend to be the most persuasive.
- List the losses and read the policy. Most business interruption policies respond to damage by a named peril such as fire, storm or flooding. If you rent, the ABI says buildings insurance is the landlord's responsibility, and the guide to who pays for a commercial roof covers how leases allocate it.
Why do maintenance records matter?
They show what condition the roof was in before the storm, which is the point the second and third questions turn on. The ABI says roofs need to be in a good state of repair but can be hard to inspect, and that a relevant builder or property surveyor can do this for you. A dated report, kept with repair invoices and drain-clearing records, is better evidence than recollection. The maintenance contracts guide shows what a planned inspection programme produces, and a schedule of condition records the roof at a fixed date.
Can a smaller business take a refused claim to the Ombudsman?
Possibly. The Ombudsman's service for small businesses, on its page checked on 22 October 2026, says it can look at complaints from micro-enterprises, which employ fewer than 10 people and have annual turnover or a balance sheet not exceeding €2 million, and small businesses, which are not micro-enterprises and have annual turnover below £6.5 million and either a balance sheet total below £5 million or fewer than 50 employees. Small businesses can complain only about acts or omissions on or after 1 April 2019, size is measured when you complained to the insurer, and linked businesses are counted together. Thresholds change, so check them before relying on this.
The insurer comes first. For most complaints it has 8 weeks to respond, and you have six months from the date of its final response letter to refer the complaint on. Eligibility does not make a claim succeed. For a roof problem you want assessed, you can send an enquiry through the form on this site, and the commercial flat roof repair guide explains what a repair involves.
Sources
- Financial Ombudsman Service: Storm damage (consumers), Storm damage (financial businesses), Eligibility for small businesses and Time limits, checked 22 October 2026
- FOS decisions DRN-5109819, DRN-5175853 and DRN-4489142, checked 22 October 2026
- Association of British Insurers: Storms, Commercial property insurance and Business interruption insurance, checked 22 October 2026
- Met Office: UK Storm Centre and Historic station data, checked 22 October 2026
Common questions
Does insurance cover flat roof leaks?
It depends on the cause and the wording. A leak caused by an insured event such as a storm may be covered if the policy's conditions are met. The ABI says commercial property policies will not usually cover general wear and tear and age-related issues, and the Ombudsman notes that many policies exclude wear and tear and gradual deterioration, so a leak from an ageing roof is the harder case.
Does a named storm mean my claim will be paid?
No. The Ombudsman treats a Met Office named storm as a good indication that conditions were a storm, but it still checks how intense the storm was and where it was in relation to the property, and whether storm conditions were the main cause of the damage. The Met Office names a storm when it could cause disruption or damage resulting in an amber or red warning, which says nothing about the state of your roof.
Can a tenant claim for damage to the landlord's roof?
The ABI says that if you rent your business premises, buildings insurance is your landlord's responsibility. In one published decision a retailer's shop policy did not cover the building, and the Ombudsman noted that maintenance was a matter for the landlord. Read the lease and your own policy before assuming either way.
What if the leak was found weeks after the storm?
The Ombudsman says that where the customer does not know when the damage happened, for example because they were away or it was not noticeable straight away, it is reasonable to look further back in the records. Say plainly when you found the leak and what you know about when it began, and keep any earlier inspection photographs.