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Landlord insurance, also known as buy-to-let insurance, is a type of insurance that protects landlords from risks associated with their rental properties. It usually covers against property damage, legal liabilities, and loss of rental income.
This insurance provides landlords with financial backing to address claims and carry out repairs swiftly, ensuring minimal disruption in getting the property back to rentable condition.
You are not legally required to take out landlord insurance as a property owner but getting a landlord insurance policy in place is important to protect your property against damages, liability claims, and rental income loss.
It's worth noting that a standard home insurance policy may be invalid if you rent out your property to tenants. Most lenders also require landlord insurance for a buy-to-let mortgage.
You can tailor your Landlord insurance policy so it includes the right level of cover for you. This includes looking for cover for things like fixtures and fittings, as well as basic landlord buildings and contents cover.
Fire, theft and flooding
The building's structure
Built-in elements like fitted kitchens and bathrooms
Furniture, carpets, and curtains (excluding tenants' personal items)
Tenants' personal belongings
Normal wear and tear
Animal damage
Deliberate damage by tenants
Selecting appropriate landlord insurance depends on your circumstances. Here's some key options to consider:
This type of building insurance protects the structure of your property against risks like fires or floods. If your property is within a block of flats, verify if the leaseholder's insurance covers this aspect.
Landlord contents insurance is for furnished rentals, offering coverage for your belongings. You can also opt for protection against accidental damage caused by tenants.
Offers assistance if property damage prevents you from renting out your space.
Rent guarantee insurance provides coverage for lost rent if tenants default on payments.
Designed for landlords with a portfolio of five or more properties, and is a convenient and usually cost effective way of covering all of the buildings you rent out
Unoccupied property insurance is useful during renovations before you rent out the property.
Landlord emergency cover provides immediate help for emergencies like burst pipes or boiler breakdowns for landlords.
Public liability insurance helps cover legal expenses if a tenant sustains injuries on your property and initiates legal action.
Employers’ liability insurance is mandatory if you employ anyone at your rental property.
Landlord buildings and contents insurance typically come as standard on a landlord insurance policy. However, other options listed might need to be added to your policy separately:
You can add extra cover to your landlord insurance policy to make sure you're protected. Landlord policy add-ons include:
If your tenants are forced to move out due to uninhabitable property conditions, you'll be covered for the loss of rent during that period
Covers issues that may be taken to court, such as contract disputes, debt recovery and evicting squatters
Covers for any claims that may be made against you if an accident occurs on the property or if it's vandalised or broken into when your property is unoccupied
Protects landlords against the cost of repairing any intentional or accidental damage to their rental property caused by tenants
Public liability cover protects landlords from compensation claims if someone is injured or property is damaged on their rental property
Covers the costs of callouts, parts, and repairs if anything goes wrong with the boiler in your property, and often includes annual servicing and gas certificates too
Protect your rental income if your tenants fail to pay their rent until they can continue with their payments or they are evicted
Consider your property type when considering insurance:
Residential: Suitable for buy-to-let properties that you rent out.
Commercial properties: For properties used as business premises.
Multi-property: If you own multiple buy-to-let properties.
House in Multiple Occupation (HMO): Not usually covered by standard landlord insurance and typically require a specific type of insurance.
Landlord insurance varies in cost depending on what type of cover you require:
According our data, 10% of our customers paid this amount or less a month for their building cover and property owner's liability landlord insurance.
Prices will vary on factors such as the size and age of the property, location, tenants, claims history, amount of cover you choose, and whether you decide to pay monthly or annually for a policy.
There are some ways to help lower the cost of your policy:
Enhance Security: Robust locks, burglar alarms, and CCTV can deter theft and insurers may view your property as a lower risk, reducing your premium.
Increase Excess: A higher excess (the amount you contribute for a claim) can decrease your premium. Ensure the excess amount is affordable for you.
Reduce Vacancy: Properties that remain unoccupied are considered higher risk by insurers. Keeping these periods brief can help cut down the price.
Bundle Policies: Combining insurance needs into one policy may be more cost-effective than purchasing separate policies.
Screen Tenants: Some tenants are deemed riskier by insurance providers, so choose your tenants with care.
The best landlord insurance policy isn't always the cheapest, make sure you have the right landlord home insurance cover in place for you.
Property details: Address, date of purchase, when it was built, and if it's commercial or residential
Basic tenant information: Employment status or any background checks
Level of cover you need: Select your level of cover as well as any optional extras, such as contents insurance
Current insurance policy documents: Basic details of your existing policy, including any previous claims history
Learn about our methodology here. Quote taken on 06.03.2024.
Insurers paid out £1.3 billion in claims between July and September 2024 for unexpected and unwanted events like fire and flooding, according to the latest data from the Association of British Insurers (ABI). As a landlord, it's crucial you have the right cover in place to protect your investment so you're not struggling to foot the bill for any damage caused to your property.
Policies start from just £13.90[1] per month depending on the cover you require. Make sure you compare quotes based on your individual needs and think about whether you just want buildings cover or require contents insurance as well.
Jake Edmonds Insurance Expert
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A standard home insurance policy might not cover you if you rent your property to tenants and you aren’t living there. Tenants usually represent a greater risk to the property.
Tenants:
Aren’t invested in the property, so care less about its condition
May not notice maintenance issues
May cause malicious or accidental damage to the property
May hold you liable if they get hurt in the property
Landlord insurance, unlike home insurance, caters to these situations.
Insurers can offer adding multiple properties to your policy, and you may even be able to get a discount on your premiums as a result.
You may find that you need separate policies for each property, so it’s always better to compare your options before committing to a provider to get the best deal.
In the UK, subsidence coverage is commonly included in landlord policies. Subsidence, which involves the ground beneath a building sinking or collapsing, can cause serious structural damage to properties. Policies with subsidence coverage typically assist with the repair costs arising from such damage.
Subsidence cover is not a standard feature in all landlord insurance policies, and coverage details can differ among insurers and individual policies. There may be specific conditions or exclusions linked to subsidence, such as non-coverage for damage related to mining activities or a higher excess for subsidence-related claims.
You might need contents insurance as a landlord if you supply furniture, fixtures and fittings. A landlord contents policy can help with sofas and beds, floor coverings and electrical appliances. You can expect the following to be covered either as standard or with an add-on:
Furniture such as sofas and cabinets
Kitchen appliances like ovens or sinks
Curtains
Carpets
Paintings and pictures
Light fixtures
Outbuildings such as sheds or outhouses
Gardens and any contents in the garden
Communal areas, if you’re letting your property out to multiple tenants
You might also be able to claim for alternative accommodation for your tenants if any damage to your contents renders the property uninhabitable.
Landlords are generally able to claim a tax deduction for the running and maintenance costs of their property, which includes landlord insurance, as well as:
General maintenance and repairs
Council tax
Water, gas and electricity
Maintenance services like cleaners and gardeners
Letting agent fees
Property management fees
Accountant fees
The first £1,000 of your property rental income is your property allowance, and it’s tax free. Your total rental income added together, minus all your allowable expenses (including landlord insurance) will give you your profit or loss.
For profit margins of £1,000 or less, you just need to claim for your allowance.
For profits of between £1,000 and £2,500 you need to contact the HMRC to ensure you’re paying the correct tax (this can be done by calling 0300 200 3300)
For profits of between £2,500 and £9,999 after expenses, or £10,000 or more before expenses, you’ll need to report the income on a self-assessment tax return.
If you live in the property and you are renting a room out, you should clarify whether the agreement is that they are a tenant or a lodger. If you’ve agreed you cannot enter their room without their permission this would make them a tenant – and you’d need landlord insurance to be properly covered.
If they’re a lodger then you should be able to get an extension on your home insurance policy that will cover you for housing a lodger.
There are steps you can take to protect your rental income. One option is to consider rent guarantee insurance, which can provide coverage for periods when tenants fail to pay.
This type of insurance typically covers specific timeframes with an excess. Additionally, you may need to explore legal avenues, such as eviction proceedings, to address non-payment issues. It's essential to review your options and seek legal advice to navigate such situations effectively.
Loss of rent cover protects you if your tenants have to move out due to an event like a flood or fire. It covers your lost rental income and the costs of finding tenants a new place to stay.
Legal expenses aren't usually covered with standard landlord insurance. This cover is offered as an optional extra to your policy for additional cost. It covers you for any legal fees related to your property. This can include contract disputes and debt recovery.
To make a claim on your landlord insurance, you typically need to follow the process outlined in your policy documents. This often involves filling out a claims form provided by your insurer and submitting it along with any required documentation. You may be able to submit your claim online, by mail, or over the phone, depending on your insurer's procedures. If you're unsure about the process, you can contact your insurer directly for guidance on how to proceed with your claim.
Boiler cover isn't mandatory for landlords, but it can be beneficial. Having boiler cover can help ensure that your property remains habitable for tenants and can help avoid potential headaches if the boiler breaks down.
Typically, the landlord will pay for buildings insurance. Landlords are responsible for insuring the structure of the property, while tenants are usually responsible for insuring their own possessions with contents insurance. However, it's essential for landlords to review their lease agreements and insurance policies to understand their specific obligations and coverage.
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