Protecting properties from heavy rainfall

The pitter-patter of a gentle shower is one thing, an almighty downpour is another. When rain becomes more of a deluge than a dribble, you need to make sure your rental is prepared.

Despite being home to some of the driest regions in the world, Australia also weathers periods of heavy rainfall. In the last couple of years, the annual rainfall has exceeded the average of 466mm – in fact, 2022 was the ninth wettest year on record (since 1900) with 507.9mm falling.

Historically, Tasmania is the wettest state, with some areas experiencing up to 150 days of rain a year. South Australia is the driest state, and some areas receive a mere 15 days of rain across 12 months.

More recently, in March 2025, Australia's east coast was pounded by rain following ex-Tropical Cyclone Alfred, with some of the highest rainfall in decades recorded through southern Queensland, including Brisbane's highest daily rainfall in half a century.

Regardless of where your investment properties are located, chances are they will need to withstand some rain. Some will face light showers, while others may be inundated.

When we get caught in the rain, we can put up an umbrella or take refuge under cover. Roofs are supposed to be your rental’s ‘umbrella’ and they need to be robust and in good order to repel heavy rain or risk suffering damage.

To help protect property from persistent or pelting rain, have a think about adding these to your calendar of maintenance tasks at your rental:

• Inspect the roof
  
  Look for signs of damage, make repairs, and replace any broken or displaced tiles or damaged roof sheets. Also inspect the flashing to check that it is properly sealed. If there is a chimney, check that it is structurally sound and watertight.

• Clean the gutters
  
  Ensure the gutters and downpipes are free of debris and water can flow freely. Repair any damage to guttering and downspouts. Install high-volume gutters if the rental is in a particularly wet area.

• Unblock drains
  
  Check that drains are not blocked. Ensure stormwater soak pits are draining freely. Make sure no leaves, dirt, or pot plants are covering drains and downpipe bases. Also check that water runoff is being directed away from the property.

• Inspect roof- or wall-mounted fixtures
  
  Check fixtures such as air-conditioning units and water heaters are not damaged/corroded (as this could allow water into the unit, causing fusion). Ensure all fixtures and structures, including window frames and awnings, are secure.

• Secure doors and windows
  
  Make sure doors and windows can be fully closed. Inspect the windows, doors, and frames for any leaks or gaps, and seal them or install weather stripping to prevent any water from coming inside. If the rental is in a storm/cyclone-prone area, consider installing shutters over windows and glass doors.

• Outdoor maintenance
  
  Have trees, branches and bushes pruned, especially those that overhang the building or are close to windows or doors. Regularly tidy the garden to prevent a build-up of leaves. Repair any damage to paths and walkways that could allow water to pool. Ensure any outdoor furniture or appliances provided are anchored securely. Provide covers for tenants to use or ask that they move items under cover/into the garage when heavy rain is forecast.

Sometimes even the best defences will be thwarted. When this happens and the rental is damaged by heavy rain, you may look to your landlord insurance. But will it be covered?

Typically, landlord insurance covers water damage, but the specifics vary from policy to policy. It is also important to know what the insurer considers to be ‘water damage’ and in what scenarios.

For example, for many insurers, water damage is damage caused by burst pipes or other plumbing matters. Think overflowing basins or baths (must be fixed in place), or sewerage discharging. It could also apply to a roof leaking or even water suddenly escaping from a waterbed or aquarium. It is not typically damage caused by rain or hail. So, to avoid confusion, at EBM RentCover we refer to the above examples of water damage as ‘escaping liquid’.

Damage from rainwater or hail is usually considered to be damage due to a weather event, it could be a natural disaster, like a large storm or flood. EBM RentCover offers cover for these events including storm (including cyclone or hurricane), flood, and rain (which may be accompanied by snow, sleet or hail). But there are some exclusions, so always refer to the product disclosure statement (PDS) or check with our team.

Of course, as with any insurance policy, there are conditions on cover for damage caused by rainwater. There is the requirement for the premises to be adequately maintained, which is why it is important to inspect the rental for maintenance issues (like those mentioned above) and address these in a timely manner. If a lack of maintenance causes or contributes to a loss, then an insurance claim can be impacted.

There is also an exclusion in cover that relates to damage being caused over time (gradual deterioration such as corrosion or mould), and not as the result of a single, sudden event. Exclusions apply to general wear and tear, and pre-existing damage too.

Then there is the requirement to act to prevent further loss. This means that if the rental is damaged by rain, you need to take reasonable action to stop further damage happening (if safe to do so). This could mean putting up a tarp or boarding up a window to cover where rain is getting in, or unblocking a drain or downpipe that is causing water to flow into the property.

Landlords wanting to protect their investment properties from damage caused by heavy rain should make sure to read the landlord insurer’s PDS, as not all insurance providers may offer cover for damage caused by rainwater. It is also wise to check the conditions of cover and be familiar with any exclusions or limitations (such as the maximum amount the insurer will pay).

If you have questions about extreme weather cover in any EBM RentCover landlord policy, reach out to a member of our friendly Expert Care team – 1800 661 662.

*While we have taken care to ensure the information above is true and correct at the time of publication, changes in circumstances and legislation after the displayed date may impact the accuracy of this article. If you need us we are here, contact 1800 661 662 if you have any questions.