The Rise of the ‘Uninsurable Property’ – Are You Buying One?
/Not All Homes Are Covered — And You May Not Find Out Until It’s Too Late
You’ve found your dream property. The contract is signed. You’re about to settle.
Then you call your insurer… and they say:
“Sorry, we can’t cover that property.”
In Victoria, the number of uninsurable or high-risk properties is growing — and buyers are often the last to know.
As David Dawn, Licensed Conveyancer at Victorian Property Settlements explains:
“Insurability isn’t guaranteed. If a property has structural defects, flood risk, or past claims, it may be rejected by mainstream insurers — or only insurable at outrageous premiums.”
Let’s break down how this happens and what buyers need to look for.
What Makes a Property ‘Uninsurable’?
Insurers assess risk based on:
Location (e.g. bushfire or flood zones)
Construction materials (e.g. asbestos, combustible cladding)
Building integrity (e.g. cracks, sagging, water damage)
Usage (e.g. short-stay accommodation or illegal structures)
Claim history (e.g. multiple prior insurance payouts)
Even beautiful homes in great suburbs can become impossible or prohibitively expensive to insure.
Why It Matters
In Victoria:
Most mortgage lenders require insurance as a condition of settlement
You’re liable for the property from the day of settlement, even if you can’t get cover
Some owners find out after settlement that they can’t insure — leaving them exposed to fire, storm, or public liability losses
And if you can’t insure it, you may not be able to sell it either.
Common Warning Signs of an Uninsurable Property
Be wary if the property:
Is in a known flood, bushfire, or landslip area
Shows signs of subsidence, cracking, or movement
Has unapproved extensions or renovations
Is a heritage building with restrictions on repairs
Has evidence of termite damage or water ingress
Has external cladding (especially in multi-unit buildings)
Also, if the current owner refuses to provide prior claims history, that may be a red flag.
The Hidden Danger: Buying at Auction
At auction, you purchase the property unconditionally. There is no finance clause and no building condition.
If you discover after the auction that the property is uninsurable, you are still bound to settle — even if the bank won’t lend without insurance.
We’ve seen buyers trapped in exactly this scenario.
Real Case: Flood Zone Surprise
One client purchased a home near a river in regional Victoria. The property had no recent flood issues — but when they tried to insure it, every major insurer declined cover.
Only one niche provider would offer insurance — at $9,800 per year with a $25,000 excess.
It was too late to back out. The purchaser had to settle and carry the risk.
What Buyers Can Do
Before signing or bidding:
Ask the vendor who currently insures the property and request a certificate of currency
Get a building inspection report — even if not required
Call multiple insurers with the address and ask for quotes
Check flood, bushfire, and heritage overlays using Victorian Planning Maps
Have your conveyancer review the contract and Section 32 for disclosure of major defects
What If You’ve Already Signed?
If you’re within a finance or building inspection period, raise the issue immediately.
Your contract may allow you to:
Rescind the contract (if uninsurability relates to a major defect)
Renegotiate terms or settlement
Request evidence from the vendor regarding past insurance
But if you’re outside your rescission rights, you may be stuck.
Conclusion
The rise of uninsurable properties in Victoria is real — and it’s catching buyers off guard.
Insurance should never be an afterthought. It’s as critical as finance and title — because without it, you’re taking on massive personal and financial risk.
At Victorian Property Settlements, we help our clients identify red flags before signing, not after. If you’re unsure, get advice. A five-minute call can save you a lifetime of stress.