Will standard insurance cover water damage in my arch?

Often not. Standard commercial policies typically exclude 'gradual deterioration' — and water seeping through Victorian brickwork is exactly that. You need a policy that specifically covers water ingress damage, and a broker can check the wording for you. BIBA's Find Insurance service (biba.org.uk) can put you in touch with one who handles railway arch businesses.

How much does railway arch insurance cost?

Premiums vary by business type, size, and cover level. As a rough guide, expect to pay £500–£2,000 per year for a combined package (public liability, contents, business interruption). A broker can quote for your specific situation.

What insurance does my lease require?

Most arch leases require minimum public liability cover of £2M–£5M, and employers' liability of £10M if you have staff. Check your specific lease — some landlords require additional cover types or higher limits. You will need to provide certificates of insurance annually.

Am I covered if Network Rail needs to remove my fit-out?

Standard business interruption cover may not apply to disruption caused by the landlord or Network Rail exercising access rights. Check your policy wording for exclusions around 'landlord works' or 'structural access.' This is one of the unique risks that specialist arch insurance providers address.

Railway Arch Insurance: What Coverage You Need

Q: Does my landlord's insurance cover my fit-out?

No. The Arch Company's buildings insurance covers the viaduct structure, lining, floor, and infill walls. It does not cover your fit-out, stock, equipment, contents, or business interruption. You need your own tenant's improvements policy to protect your fit-out investment.

Insurance guide for railway arch tenants. Required policies, arch-specific risks standard cover misses, how to find a specialist broker, and what your landlord's policy does not cover.

By Taro Schenker, Founder & EditorLast updated: February 2026

Standard commercial insurance policies are designed for conventional units with four walls and a flat roof. Railway arches present unique risks that standard cover often excludes: water damage from structural ingress, business interruption from Network Rail access, and contamination from the railway above.

Your landlord's buildings insurance covers the structure but does not cover your fit-out, stock, equipment, or business interruption. This guide explains exactly what you need.

Required Insurance Policies

Policy Type	Minimum Cover	Notes
Public liability	£2M–£5M	Usually a lease requirement
Employers' liability	£10M	Statutory requirement if you have employees
Contents and stock	Full replacement value	Must specifically cover water ingress damage
Business interruption	12–24 months	Critical for arch-specific disruption risks
Tenant's improvements	Full reinstatement value	Covers your fit-out investment
Glass and signage	Replacement value	If you have a shopfront

Arch-Specific Risks Standard Policies Miss

Check your policy wording carefully. These are the risks most commonly excluded from standard commercial insurance:

Water damage from structural ingress — standard policies exclude “gradual deterioration.” Water seeping through Victorian brickwork is exactly that
Business interruption from Network Rail access — if Network Rail requires your fit-out to be removed for structural works, standard BI cover may not apply
Contamination from above — diesel, ballast dust, and debris from the railway can damage stock and equipment
Lease termination at short notice — if the landlord terminates for railway works, you may lose your premises with minimal compensation
Vibration damage — ongoing train vibration can damage sensitive equipment and stock over time

Landlord's Buildings Insurance

The Arch Company holds buildings insurance covering the viaduct structure, lining, floor, and infill walls (recovered via service charge). This does not cover your fit-out, stock, equipment, contents, business interruption, or water damage to your property.

Finding a Specialist Broker

Standard online business policies often exclude the risks that matter in an arch, so use an independent broker. The British Insurance Brokers' Association's Find Insurance service puts you in touch with member brokers who handle railway arch businesses: call 0370 950 1790 or visit biba.org.uk. Tell the broker about water ingress, vibration and landlord access so the policy wording covers them.