# B-T09-H-03: How do I verify whether a home insurer covers a location exposed to landslip or flooding?

Collected 11 October 2026

[Home and contents insurance study](https://nzbrands.ai/research/insurance/home-contents-insurance)

## ChatGPT

Answer ID: 6b7fbbae-c448-4d8d-8b37-f30bf7e0940b

# How to check whether a New Zealand home insurer covers landslip or flooding

If you're buying a home, renewing insurance, or checking whether an existing property is adequately insured in New Zealand, **don't rely solely on the insurer saying that the property is covered for natural disasters.** You need to establish whether the specific property is insurable, which types of damage are covered, and whether any exclusions or special conditions apply.

The most reliable approach is to combine three checks:

1. **Check the property's natural hazard risks** using official council and government records.
2. **Get written confirmation from the insurer** about cover for that specific address, including landslip and flooding.
3. **Read the policy wording and exclusions** to establish exactly what would happen if the property were damaged.

A property can have standard home insurance available while still being subject to exclusions, excesses, or restrictions relating to particular hazards.

## 1. Check the property's hazard history and risk

Start by identifying the property's exposure to flooding, landslides, and unstable ground. A property can be exposed to a hazard even if it has never previously been damaged.

### Where to look

- **Council flood hazard maps:** Check your local council's website for flood plains, overland flow paths, coastal inundation, and stormwater flooding.
- **Land Information Memorandum (LIM):** If you're considering buying, obtain a LIM from the relevant council. Review information about flooding, erosion, instability, and other known hazards.
- **Property file and consent records:** Look for previous geotechnical reports, retaining wall consents, drainage work, foundation repairs, and records of landslip or flooding.
- **Natural Hazards Portal:** The [New Zealand Natural Hazards Portal](https://www.naturalhazardsportal.govt.nz/) provides information to help understand natural hazard risks.
- **Geotechnical assessment:** If the property is on a steep slope, near a cliff, beside a stream, or on potentially unstable ground, consider engaging a suitably qualified geotechnical engineer.

**Important:** A clean LIM or a low-risk map classification does not guarantee that an insurer will offer cover. Equally, being in a mapped hazard area does not automatically mean that insurance will be declined.

## 2. Ask the insurer about the specific property

This is the most important step.

Contact the insurer or an insurance broker and provide the property's full street address. If you're purchasing the property, make clear that you're checking insurability before committing to the purchase.

Ask the insurer to confirm the following in writing.

| Question | Why it matters |
|---|---|
| Will you insure this specific property? | Establishes whether cover is available at all. |
| Is flood damage to the house covered? | Flood damage to the building is generally a matter for private home insurance in New Zealand. |
| Is landslip damage to the house covered? | Government natural hazards cover and private insurance may provide different layers of protection. |
| Are there exclusions for existing ground instability? | Known or existing instability may affect the terms of cover. |
| Are there restrictions relating to previous flooding or landslips? | A history of damage can affect eligibility and coverage. |
| Are retaining walls, foundations, and drainage structures covered? | These may have separate conditions, limitations, or exclusions. |
| Are there special excesses or sub-limits? | You could face substantial out-of-pocket costs after an event. |
| Will the insurer cover the property on standard terms? | Identifies special conditions, exclusions, or non-standard underwriting decisions. |

### Ask about different causes of damage

The word *landslip* can cover different situations, and the cause of damage can determine whether a claim is covered.

For example, ask the insurer about:
- A sudden landslide following prolonged rainfall.
- A gradual slope movement that develops over several months.
- A landslip affecting the house's foundations.
- A landslip affecting a retaining wall or driveway.
- Floodwater entering the house from a river or stream.
- Surface water flowing across the property during intense rainfall.
- Ground instability that existed before the policy began.

Do not assume that cover for one scenario automatically extends to all the others.

## 3. Understand New Zealand's government natural hazards cover

In New Zealand, the Natural Hazards Commission Toka Tū Ake provides government-backed natural hazards insurance, known as **NHCover**. For damage that first occurred before 1 July 2024, the previous EQCover legislation applies.

If your home insurance policy includes fire insurance, you will generally have access to the relevant government natural hazards cover, subject to eligibility and the applicable rules.

However, the distinction between landslips and floods is particularly important.

### Landslip damage

NHCover can provide:
- A first layer of cover for damage to an eligible home caused by a natural landslip, subject to statutory limits.
- Limited cover for eligible residential land under and around the home.
- Limited cover for certain retaining walls, bridges, and culverts that meet the eligibility requirements.

The government building cover cap is generally $300,000 plus GST, with the applicable statutory rules determining the entitlement. Private home insurance may cover eligible building damage above the government cap.

### Flood damage

For storm and flood damage:
- NHCover generally provides cover for eligible residential land, subject to statutory limits.
- Damage to the house itself is generally covered by the private home insurance policy, subject to its terms and exclusions.
- Damage to driveways, landscaping, retaining walls, and other structures needs to be assessed separately because cover varies by property and type of damage.

Government cover is not comprehensive insurance for the entire section.

These distinctions are explained by the [Natural Hazards Commission's official guidance on storm, flood, and landslide damage](https://www.naturalhazards.govt.nz/insurance-and-claims/cover-for-storm-flood-and-landslide-damage/). See also its [guide to natural hazards cover](https://www.naturalhazards.govt.nz/our-publications/guide-to-natural-hazards-cover/).

**The practical implication:** Do not assume that government natural hazards cover makes a flood-prone or landslip-prone property fully insured. You must separately establish what the private insurer will cover.

## 4. Read the actual policy wording

Ask for the insurer's current policy wording and Product Disclosure Statement, where applicable.

Search the documents for terms such as:
- Flood or inundation.
- Landslip, landslide, or subsidence.
- Gradual damage.
- Existing damage or pre-existing conditions.
- Earth movement or ground movement.
- Retaining walls.
- Foundations and structural damage.
- Stormwater and surface water.
- Reasonable care and maintenance.
- Exclusions and special conditions.

Pay particular attention to how the policy defines *flood*, *landslip*, and *gradual damage*.

For example, a policy may cover sudden damage from a weather event but treat ongoing ground movement or deterioration differently. The precise distinction depends on the policy wording and the circumstances of the loss.

Also check whether the policy covers:
- Full rebuilding costs or only a specified sum insured.
- Demolition and debris removal.
- Temporary accommodation if the home becomes uninhabitable.
- Professional engineering and assessment costs.
- Repairs to foundations and retaining structures.

If the insurer offers cover only with an exclusion, ask for the exact wording of that exclusion and whether it can be removed.

## 5. Get written confirmation before you commit to the property

If you're buying a property, a verbal statement that it is "insurable" is not enough.

Ask the insurer to assess the actual address and disclose any known hazards, previous damage, or relevant reports. Give the insurer accurate information and retain copies of everything you provide.

Request written confirmation of:
- Whether cover is available.
- The proposed policy terms and excesses.
- Any hazard-specific exclusions or endorsements.
- Whether the insurer has considered the property's known flood or landslip exposure.
- Whether the insurer requires further reports or information before offering cover.

An email from an insurer can be useful evidence of what was discussed, but it does not necessarily override the policy wording or amount to a binding guarantee that a future claim will be paid.

If you're buying, have your lawyer review any insurance-related conditions in the sale and purchase agreement. Do not assume you can withdraw from an unconditional agreement if you later discover that suitable insurance is unavailable.

---

## 6. What if the insurer refuses cover?

If one insurer declines the property, that does not necessarily mean every insurer will do the same.

Consider these options:

1. **Use an insurance broker.** A broker may be able to approach insurers and specialist underwriters to find out whether alternative terms are available.
2. **Ask why cover was declined.** Find out whether the decision relates to flood exposure, unstable land, previous claims, an existing exclusion, or another issue.
3. **Ask whether restricted cover is available.** An insurer might offer cover with a special excess or an exclusion, although you need to assess whether that cover is adequate.
4. **Obtain specialist advice.** A geotechnical report or evidence of completed remedial work may help an insurer assess the risk, although it does not guarantee acceptance.
5. **Check mortgage requirements.** If you need a mortgage, discuss the situation with your lender before committing to the property. The lender may have specific insurance requirements.

You can find further information about natural hazards insurance through the [Natural Hazards Commission Toka Tū Ake](https://www.naturalhazards.govt.nz/).

## 7. A ready-to-send email to an insurer

You can use this template when contacting an insurer or broker.

**Subject: Request for written confirmation of flood and landslip insurance cover**

Kia ora,

I am seeking confirmation of home insurance availability for the following property:

**Property address:** [Insert full address]

I understand that the property may be exposed to flooding, landslip, or ground instability. Before proceeding, I would like to confirm whether suitable home insurance is available.

Could you please confirm in writing:

1. Whether you are willing to insure this specific property.
2. Whether the policy covers damage to the dwelling caused by flooding, including surface water flooding and storm-related inundation.
3. Whether the policy covers damage to the dwelling caused by a natural landslip or landslide.
4. Whether there are exclusions for existing ground instability, gradual movement, previous flooding, or previous landslip damage.
5. Whether foundations, retaining walls, driveways, and other relevant structures are covered, and under what conditions.
6. Whether any special excesses, sub-limits, or other restrictions apply because of the property's hazard exposure.
7. What government natural hazards cover would apply and where private insurance would provide additional cover.
8. Whether you require a LIM, geotechnical report, previous insurance claims information, or other documentation before confirming cover.

Please also provide the applicable policy wording and details of any property-specific exclusions or conditions.

I would appreciate confirmation of the terms available for this particular address rather than a general description of your standard home insurance product.

Ngā mihi.

---

## My recommendation

For a property in New Zealand with potential landslip or flooding exposure, I would prioritise three things:

1. **Written confirmation of insurability for the specific address.**
2. **A clear understanding of the private policy's flood and landslip exclusions.**
3. **An independent assessment of the property's hazard exposure**, particularly if there are signs of previous slope movement, significant retaining walls, or known flooding.

The key is to distinguish between a property that an insurer will accept and a property that has adequate cover for the particular risks you are concerned about.

### One question that would help me tailor this advice

**Are you checking a property you are thinking of buying, or are you trying to verify the cover on a home you already own?**

The best way to verify the risk differs slightly depending on whether you are assessing a prospective purchase or reviewing an existing policy.

## Gemini

Answer ID: 17649866-b2bf-446a-b2ed-f6ab3a80cb09

Verifying whether a home insurer covers a property exposed to landslips (landslides) or flooding involves a combination of checking public data, directly engaging private insurers, and understanding New Zealand's unique public-private insurance framework. 

---

### 1. Check Private Insurers Directly
Private insurance companies in New Zealand use sophisticated risk-based pricing models. They evaluate specific property-level data—such as elevation, proximity to rivers, and slope stability—rather than just general regional risk.
* **Request a Quote / Risk Rating:** Go through a private insurer's online quote process or contact them directly with the specific property address. Many insurers now provide explicit risk ratings or profiles for a property (detailing flood, earthquake, and landslide risks) during the application process.
* **Ask About Exclusions and Excesses:** Explicitly ask the insurer if the property has any special conditions, exclusions, higher excesses, or refusal of cover specifically tied to flood or landslip exposure.

### 2. Review Official Council and Public Information
Insurers look closely at local authority data, and you should too to understand the property's baseline exposure:
* **Land Information Memorandum (LIM):** Order a LIM from the local regional or district council. It highlights known hazards, historical landslips, flooding records, and any council restrictions on the land.
* **Property Files:** Access the council’s property file for drainage plans, historical consents, and geotechnical reports.
* **Natural Hazards Portal:** Use the national **Natural Hazards Portal** (run by the Natural Hazards Commission Toka Tū Ake) to view historical claims data and natural hazard information associated with the area.

### 3. Understand the Dual Layer of Cover (NHCover)
In New Zealand, residential property insurance relies on a partnership between private insurers and the government-backed **Natural Hazards Commission (NHC) Toka Tū Ake** (formerly EQC):
* **The NHC Levy:** Whenever you buy private home insurance with fire cover, a portion of your premium goes to the NHC levy. 
* **Landslips:** NHCover provides the first layer of natural disaster insurance for your home (up to $300,000 + GST) and limited cover for specific surrounding land (such as the land under your home and main accessway up to 60 metres) damaged by landslips. 
* **Floods:** While private insurers cover structural damage to your home caused by storms and floods, the NHC scheme provides limited cover for certain types of damaged residential land resulting from storms and floods. 

### Next Step
Are you looking into insurance for a property you currently own, or are you in the process of evaluating a home you intend to purchase?

## AI Overviews

Answer ID: a9bfffa2-af18-4441-8dfd-39c53905af85

In New Zealand, verifying home insurance coverage for a property exposed to flood or landslip risks requires navigating a combination of **private insurance policies** and **government-backed natural disaster cover**.

* * *

1\. Understand How Flood vs. Landslip is Split in NZ

New Zealand operates a unique dual-insurance model between your private insurer and the **Natural Hazards Commission Toka Tū Ake (NHC)** :

 * **Landslip:** If a natural landslip damages your property, the NHC provides the primary layer of cover (called **NHCover**) for both your home (capped at **$300,000 + GST**) and designated areas of land around it. Your private insurer only steps in to cover house damage _above_ that $300,000 cap, up to your total sum insured.

 * **Flooding/Storms:** The split is completely different for floods. The NHC does **not** cover flood damage to your house or contents. Instead, **your private home insurer is solely responsible for covering the house**. The NHC only provides limited coverage for the _land_ surrounding the house (e.g., clearing silt or debris).

* * *

2\. Verify Your Risk Profile (What Insurers Already Know)

Before talking to an insurer, investigate the risk profile of the address. Insurers use granular, data-driven mapping models to set prices or restrict coverage.

 * **Check the Property Title & LIM Report:** Order a **Land Information Memorandum (LIM)** from the local council. Check for **Section 72 or Section 74 notices** on the property title. If the council has formally flagged the property as prone to flooding or land instability, you are legally required to disclose this to your insurer. Failure to disclose can void your policy. Furthermore, if a natural hazard notice is attached to the title, both the NHC and private insurers may outright exclude coverage for that specific hazard.

 * **Check Council Hazard Maps:** Use local council GIS tools or interactive regional flood portals to see if the address falls within a 1-in-100-year flood plain or an overland flow path.

 * **Search the Natural Hazards Portal:** Use the government's [Natural Hazards Portal Claims Map](https://www.naturalhazardsportal.govt.nz/) to look up the specific address. This tool allows you to see if any settled landslip or natural hazard insurance claims have been lodged against the property since 1997.

* * *

3\. Actively Verify Coverage with the Insurer

Never assume a standard policy will cover high-risk locations. Take these exact steps to verify coverage:

 * **Request an Underwriting Assessment:** Provide the exact address to the insurer. Large insurers in New Zealand (such as IAG/AMI/State, Vero, and AA Insurance) may adjust premiums, raise flood excesses significantly, or decline new applications altogether for flood-prone properties.

 * **Check for Special Policy Exclusions:** Review the policy schedule specifically for "Hazard Exclusions." Ensure the insurer has not placed an exclusion clause stripping out "Hydrothermal activity," "Land subsidence," or "Action of the sea/inundation."

 * **Confirm "Embargo" Status:** If severe weather or a storm warning is currently active for the region, insurers routinely place temporary "embargos" on new policies, preventing you from buying coverage until the weather event passes.

 * **Get it in Writing:** If an underwriting team agrees to cover a landslip-prone or low-lying property, obtain the confirmation of coverage, specific exclusions, and exact excess terms via email before finalizing the policy or going unconditional on a house purchase.

## Google AI Mode

Answer ID: f2a910e0-caa4-414a-aa6d-5d223d7a907b

To verify whether a home insurer covers a location exposed to landslip or flooding, you must **request a formal property-specific insurance quote by disclosing the exact address, review local council hazard maps and Land Information Memorandum (LIM) reports, and check the property's natural hazard risk profile with the[Natural Hazards Commission Toka Tū Ake (NHC)](https://www.naturalhazards.govt.nz/)**.

Private home insurers in New Zealand assess natural hazard exposure dynamically using modern geospatial risk mapping. Relying on general policy wording is insufficient because high-risk properties often face specific conditions, higher excesses, or exclusions.

Verification Steps

 1. **Request a Formal Quote and Disclose Hazards**
 * Contact private insurance providers directly with the precise property address.
 * Disclose known flood or landslip risks transparently during the application process to prevent future claim denials.
 * Check if the insurer applies a specialized natural hazard excess (such as a higher cash or percentage excess for flood or landslip damage) or specific policy exclusions.
 2. **Check the Local Council Geoportal and LIM Report**
 * Order a [Land Information Memorandum (LIM) report](https://www.settled.govt.nz/buying-a-home/researching-the-property/understanding-the-impact-of-natural-hazards/) from the local regional or district council to identify recorded flood zones, historical landslips, or erosion notices.
 * Review online council hazard maps and flood-frequency data (such as 1-in-100-year flood lines) for the specific parcel of land. [Initio Insurance NZ]
 3. **Understand the Role of the Natural Hazards Commission (NHC)**
 * Confirm that your private house policy includes standard fire insurance, which automatically triggers Natural Hazards Commission (NHC) natural disaster cover.
 * Note that for **landslips** , the NHC provides the first layer of cover for both the home and specified surrounding land up to statutory caps, while private insurance covers amounts above that.
 * Note that for **floods** , the NHC generally does not cover the dwelling itself (which relies entirely on your private insurance policy), though it may provide limited land cover under specific storm conditions.

If you'd like, let me know:

 * Is the property **currently insured** with an active policy?
 * Have you checked the **local council hazard maps** yet?

I can help you understand what questions to ask the insurance underwriter.