Landlord insurance

No – standard home insurance is generally designed for owner-occupied properties and will not cover rented properties you don’t live in.

Some home policies might offer limited cover for a property occasionally rented out, but this is rare and usually insufficient. Landlord insurance is specifically tailored to rental properties, combining buildings cover, landlord contents, and property owners’ liability with optional add-ons such as rent guarantee or loss of rent — protections that standard home insurance does not provide.

Although standard home insurance and landlord insurance cover similar things, the level of cover they provide is different:

• Buildings cover: Owner-occupier policies protect home structures against fire, flood, or storm damage caused by you or your family, but usually exclude damage caused by tenants.

• Contents cover: Standard policies only cover your belongings when they are in your own home, not items you provide in a rental property, like furniture or appliances.

• Liability cover: Home insurance liability is intended for private homes and may not apply if a tenant or visitor is injured in a rental property.

Whether you need landlord insurance if you live in the property depends on whether the people living with you are lodgers or tenants.

A lodger is someone who rents a room in a property where the landlord also lives and typically shares living spaces like the kitchen, bathroom, or lounge. Lodgers usually have fewer legal protections, and the landlord can often ask them to leave with reasonable notice.

A tenant is someone who rents a property (or part of it) as their main home with exclusive use of the space, often with their own facilities. Tenants have stronger legal rights under tenancy law, including protection from eviction and rules on rent increases, and the landlord usually needs proper insurance cover for the property.

You do not need landlord insurance for lodgers, but you may want to get an add-on to your regular home insurance policy that will cover you for housing a lodger.

If you live on site but you moved in part way through their tenancy and/or there is a much larger degree of separation between you (i.e. they have a living space you cannot enter without permission) then your renters are probably tenants and landlord insurance would be the correct cover for you.

Yes. Many insurers offer landlord portfolio insurance, which is designed to cover multiple rental properties under a single policy. You may also be able to get a discount compared with insuring each property separately.

Portfolio policies usually apply once you own five or more rental properties, although some insurers may offer multi-property discounts with fewer homes.

Key benefits include:

• Simpler management – one renewal date and one set of documents instead of multiple policies

• Potential cost savings – insurers may offer lower overall premiums for portfolios

• Consistent cover – the same core cover and add-ons applied across all properties

• Flexibility – properties can often be added or removed as your portfolio changes

Portfolio insurance is most suitable for landlords with several buy-to-let properties, especially where the buildings and tenant types are broadly similar.

Yes, landlord insurance usually covers subsidence as standard, but it often comes with tighter conditions than other types of claim.

Subsidence involves the ground beneath a building sinking or collapsing. It can cause serious structural damage to properties. While insurers typically cover repair costs, there are important limitations to be aware of:

• Higher excess – subsidence claims usually have a much higher excess than standard claims, often set at thousands of pounds.

• Investigation requirements – insurers will normally require specialist surveys to confirm subsidence before agreeing a claim.

• Gradual damage exclusions – damage caused by long-term neglect or poor maintenance may not be covered.

• Cause-related limits – some policies may restrict cover if subsidence is linked to issues such as leaking drains or nearby tree roots, depending on policy terms.

Subsidence claims can be complex and expensive, so it's a good idea to check the excess level and exclusions in a policy before buying cover.

Landlord contents insurance is a good idea if you provide furniture, fixtures, or appliances in a rental property, as it protects your belongings against damage, theft, or accidental loss.

It can also cover costs like alternative accommodation for tenants if your property becomes uninhabitable due to insured events. If your property is unfurnished, this cover is usually optional, but adding it can provide peace of mind and reduce potential financial losses.

Weighing the cost of the policy against the value of the items you supply and the potential expense of tenant relocation can help you decide if landlord contents insurance is worth the investment.

Landlord insurance can cover some or all of your lost rent, but you need different types of cover for tenant defaults and for the property becoming uninhabitable.

Rent guarantee insurance will cover some of your costs if tenants default on their rent payments. To qualify, you generally need to have carried out background checks when the tenants moved in, and they must still be living at the property. You will generally also need to be exploring legal avenues, such as eviction proceedings. Policies often also include legal expenses to help cover the cost of repossession.

Rental income protection insurance is a separate type of insurance cover for lost rent payments if the house is made uninhabitable by an insurable event like a fire or flood. It does not apply if the tenant simply stops paying rent.

Standard landlord insurance usually covers any legal expenses from a tenant or visitor getting hurt on the property, but to cover other types of legal expenses you will need to add on extra cover.

Standard landlord insurance often includes landlord liability cover. This covers legal fees and compensation if your tenants make a claim against you for causing them injury. For example, you didn't properly secure a heavy piece of furniture which then falls on them.

However, to cover other legal expenses you'll generally need to purchase an insurance add-on. Legal expenses insurance covers issues like:

• tenant eviction

• rent recovery

• tax or contract disputes

• property repossession

• property damage

To make a claim, contact your insurer as soon as possible after the incident. They will usually ask you to complete a claims form and provide supporting evidence.

What typically happens next:

• Initial notification – many insurers expect claims to be reported within a set timeframe, often 24–48 hours for serious damage.

• Evidence review – you may be asked for photos, repair estimates, invoices, tenancy agreements or rent schedules.

• Assessment – the insurer may appoint a loss adjuster to inspect the damage, which can take days or weeks depending on the claim.

• Decision and settlement – once accepted, straightforward claims can be settled quickly, while complex claims (such as subsidence or escape of water) can take longer.

Common claim pitfalls to avoid:

• delaying notification of the claim

• carrying out non-emergency repairs before insurer approval

• failing to meet policy conditions, such as property inspections or tenant referencing requirements

• claiming for damage that falls under wear and tear rather than insured damage

Checking your policy wording in advance can help reduce delays or rejected claims.

Boiler cover isn't mandatory for landlords, but it can be useful depending on what protection you already have in place.

Boiler cover is focused solely on boiler faults and breakdowns. It usually pays for call-outs, parts and labour, with the aim of restoring heating and hot water as quickly as possible. This can help keep a property habitable and reduce the risk of you needing to arrange alternative accommodation for tenants.

Landlord emergency cover is broader. It often includes boiler breakdowns, but also extends to other urgent problems such as burst pipes, electrical failures or blocked drains. However, emergency cover may have lower repair limits or exclusions, particularly for older boilers.

Because of this overlap, taking out both types of cover can mean paying twice for similar protection. Before buying separate boiler cover, it’s worth checking whether your landlord emergency cover already includes boiler repairs and whether the level of cover and response times are suitable for your property.

Landlords almost always organise and pay for buildings insurance since they are the ones responsible for maintaining the structure of the property.

There are some nuances, particularly with leasehold properties. If you own a leasehold flat, the freeholder or managing agent usually arranges buildings insurance for the whole building. The cost is then passed on to you through the service charge, rather than you taking out a separate buildings policy yourself.

Landlord insurance tends to cost more than standard home insurance because insurers view rental properties as higher risk than owner-occupied homes. Key factors in their risk models include:

• Higher likelihood of damage – Leaks, fires, or accidental damage may go unnoticed for longer, leading to more severe claims.

• Tenant turnover – Frequent changes in occupants increase the chance of wear and tear, accidental damage, or disputes.

• Accidental or malicious damage – Tenants are more likely to unintentionally or deliberately damage property or contents compared to owner-occupiers.

• Greater liability exposure – Landlords are legally responsible for maintaining safe conditions, so insurers factor in the risk of injury claims from tenants or visitors.

These combined risks increase both the frequency and cost of claims, which drives premiums up.

To help reduce costs, maintain a well-kept property, carry out tenant reference checks, and consider security measures like alarms or locks, which insurers often reward with lower premiums.

Yes, landlords are generally able to claim landlord insurance as a tax-deductible expense, as it counts as a running cost of letting out a property.

Other things you can claim tax deductions for are:

• General maintenance and repairs

• Council tax

• Water, gas and electricity

• Ground rents and service charges

• Maintenance services like cleaners and gardeners  

• Letting agent fees (also called property management fees)

• Accountant fees 

Instead of claiming expenses, landlords in the UK can often choose to use a £1,000 'property allowance'. This allows you to deduct up to £1,000 from your rental income instead of claiming individual expenses. If your expenses are lower than £1,000, opting for the allowance can save you the time and effort of filing individual expenses and sometimes reduce your tax bill. But if your expenses are higher than £1,000, it’s generally more tax efficient to claim expenses instead, as all allowable costs are deducted from your rental income before tax is calculated.

For example, if you made £10,000 in rental income a year and had £2,000 worth of expenses, claiming these expenses would mean you will only be taxed on £8,000. Claiming the property allowance would mean you are taxed on £9,000.

Tax rules can change and depend on your circumstances, so check the latest HMRC guidance or consult a qualified accountant to confirm what you can claim. From 6 April 2026 landlords with a turnover of £50,000 or more will need to file their tax records in line with Making Tax Digital.

In the UK, whether you need a licence to be a landlord depends on your property type and location. Always check with your local council, as rules and fees vary by area.

• Mandatory licensing: Some local councils require a licence for Houses in Multiple Occupation (HMOs), which are properties rented to three or more unrelated tenants sharing facilities.

• Selective licensing: Certain councils may also require licences for all rental properties in specific areas to improve standards.

• Standard buy-to-let properties: For most single-family or small flats rented to tenants, a licence is not required, though you must still comply with safety and legal regulations.

Evictions themselves aren’t covered by standard landlord insurance, but legal expenses cover (an optional add‑on) does usually pay for the legal costs of evicting a tenant.

Under the Renters’ Rights Act 2025, landlords now have less flexibility to regain possession due to the removal of ‘no-fault’ evictions and the move to rolling tenancies.

To improve your chances of a smooth landlord insurance claim, follow these key steps:

1. Notify your insurer promptly – Contact your insurance provider as soon as possible after the incident, even if it seems minor.

2. Document the damage – Take photos, videos, and written notes of any property damage, loss, or injuries.

3. Keep evidence of tenancy and maintenance – Maintain records of tenant agreements, safety checks, and property upkeep to show you’ve met your responsibilities.

4. Report to authorities if necessary – For theft, vandalism, or malicious damage, file a police report and keep a copy.

5. Provide accurate details – Answer insurer questions honestly and provide all requested documentation quickly.

6. Follow policy terms – Check your policy for cover limits, exclusions, and any required steps before or after incidents.

7. Avoid unauthorised repairs – Don’t start permanent repairs until your insurer has approved them, though temporary fixes to prevent further damage are usually allowed.

If you host on Airbnb, or another short-term let platform, standard home insurance usually doesn’t cover short-term rentals, so you’ll need extra protection:

• Airbnb’s AirCover – Free host liability and some guest damage protection, but with limits and exclusions.

• Short-term let/host insurance – Covers buildings, contents, guest damage, public liability, loss of income, and legal costs.

• Public liability or add-ons – Some policies let you add short-stay cover to your existing home or landlord insurance.

Most hosts use a specialist short-term let policy to ensure full protection beyond Airbnb’s basic cover.