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What Is Landlord Insurance?
Landlord insurance is a specialist property policy that covers the financial risks of renting out residential or commercial property, including damage to the building, liability claims, and lost rental income.
A standard home insurance policy is designed for owner-occupiers and won’t cover a property you let to tenants. Renting out your home without the right policy could invalidate your cover entirely.
Landlord insurance fills that gap with cover built around tenant damage, legal disputes, void periods, and boiler breakdowns. It’s a different product from home insurance, even though some of the underlying cover types overlap.
How To Compare Landlord Insurance Quotes
SimplyQuote’s comparison tool, powered by Quotezone, checks quotes from over 45 specialist landlord insurers in a single search.
Enter property details
You’ll need your property’s postcode, type (house, flat, HMO), number of bedrooms, rebuild cost, and current tenant details. The form takes about two minutes.
Choose cover level
Select the cover types you need, from buildings insurance and contents through to rent guarantee and legal expenses.
Compare quotes
Quotes are sorted by price, and you can filter by cover level, excess amount, and insurer. Each quote shows exactly what’s included so you can compare like for like.
Buy online
Choose the policy that fits and complete your purchase directly online. An EPC is not required to get a quote, but you’ll need one before you can legally let your property.
Do You Need Landlord Insurance?
Landlord insurance is not a legal requirement in the UK, but most buy-to-let mortgage lenders require it as a condition of the mortgage agreement. Whether you need landlord insurance depends on your mortgage terms, property type, and risk tolerance.
Mortgage requirements
If you have a buy-to-let mortgage, your lender will almost certainly require at least buildings insurance. Some lenders also require landlord liability cover as a condition of the loan.
Legal obligations
Under the Landlord and Tenant Act 1985, you’re responsible for maintaining the structure and exterior of your rental property. If a tenant or visitor is injured because of poor maintenance, you could face a liability claim.
Financial protection
Without insurance, a single event like a fire, flood, or liability claim could cost tens of thousands of pounds. The ABI recommends that all landlords carry at least buildings and liability cover to protect against these risks.
How Does The Renters’ Rights Act Affect Landlord Insurance?
The Renters’ Rights Act removes Section 21 ‘no-fault’ evictions and introduces a single system of periodic tenancies across England.
What changed for landlords
Fixed-term tenancies are being replaced with rolling periodic tenancies. Tenants can give two months’ notice to leave at any point, which increases the risk of unexpected void periods for landlords.
Section 21 evictions are no longer available. Landlords must now use Section 8 grounds, which require a specific reason such as rent arrears, antisocial behaviour, or selling the property.
Insurance implications
Rent guarantee insurance becomes more important under the new rules. Longer eviction timescales mean more months of unpaid rent if a tenant stops paying, and legal expenses cover helps fund the Section 8 process.
Legal expenses cover is also worth reconsidering if you don’t already have it. The new dispute resolution process and stricter compliance requirements increase the chance of legal costs arising from tenancy issues.
What Does Landlord Insurance Cover?
A standard landlord insurance policy includes landlord buildings insurance as a minimum, with optional add-ons for contents, liability, and rental income protection.
| Cover Type | What It Protects | Optional or Standard |
| Buildings insurance | Structure, roof, walls, and permanent fixtures | Standard |
| Contents insurance | Furnishings, appliances, and carpets you provide | Optional |
| Landlord liability | Injury claims from tenants or visitors | Optional |
| Rent guarantee | Lost rental income if tenants stop paying | Optional |
| Legal expenses | Legal costs for tenant disputes, evictions, and contract issues | Optional |
| Home emergency | Boiler breakdowns, burst pipes, and electrical failures | Optional |
Not every landlord needs every cover type. A single let property with professional tenants has different risks to an HMO with shared facilities.
What Types Of Landlord Insurance Are Available?
The right policy depends on your property type, tenant profile, and portfolio size. Most insurers let you build a policy by selecting the cover types that match how you let.
By property type
Let property insurance
covers a single residential rental with standard buildings and contents options.
HMO insurance
is designed for houses in multiple occupation, accounting for shared facilities and higher occupancy risks.
Block of flats insurance
covers an entire building under one policy, whether it’s purpose-built or a conversion.
Airbnb insurance
and holiday let cover provide specialist short-term let protection that standard landlord policies don’t include.
By use
Commercial landlord insurance
covers properties let for business use, such as offices, retail units, and warehouses. Premiums are typically higher than residential policies due to increased liability exposure.
By portfolio size
Multi-property landlord insurance
covers two or more rental properties under one policy with a single renewal date.
Portfolio landlord insurance
is designed for landlords with four or more mortgaged properties who may qualify for volume discounts.
By tenant type
DSS landlord insurance
covers landlords who rent to tenants receiving housing benefit or Universal Credit. Not all standard policies cover DSS tenants, so check before you buy.
What Isn’t Covered By Landlord Insurance?
Standard policies exclude wear and tear, damage caused by pets, pre-existing faults, and claims arising from poor property maintenance. Tenant belongings are never covered by a landlord policy.
Properties left unoccupied for more than 30 to 60 consecutive days are typically excluded unless you have specific unoccupied property cover. Always check the void period clause before buying.
For a full breakdown of what each cover type includes and excludes, see our guide on what landlord insurance covers.
How Much Does Landlord Insurance Cost?
The average UK landlord pays between £150 and £300 per year for a standard buildings-only policy. Adding contents, liability, and rent guarantee cover typically brings the total to between £250 and £500.
These ranges vary widely depending on property type, location, and tenant profile. Landlord insurance costs also shift year on year as insurers adjust for claims trends.
| Cover Level | Typical Annual Cost | What’s Included |
| Buildings only | £150 to £300 | Structure, roof, walls, fixtures |
| Buildings + contents | £200 to £400 | Plus furnishings and appliances you provide |
| Comprehensive | £300 to £500 | Buildings, contents, liability, rent guarantee, legal expenses |
| HMO policy | 20 to 40% more | Higher occupancy, shared facilities, additional liability |
These are indicative ranges based on a standard three-bedroom property with a £200,000 rebuild cost. Portfolio landlords with multiple properties may qualify for volume discounts.
What Affects The Cost Of Landlord Insurance?
Six main factors determine your premium, and understanding them helps you get a more accurate quote.
Property location and type
Properties in high-crime or flood-prone areas attract higher premiums. Older properties with outdated wiring or plumbing also cost more, as do flats, HMOs, and listed buildings.
Tenant profile
Students and DSS tenants are statistically higher risk, which increases premiums. Professional tenants and families typically attract lower rates.
Rebuild cost
The higher your property’s rebuild value, the more buildings insurance costs. Get a RICS rebuild valuation rather than using the market value or the purchase price.
Claims history and cover level
TPrevious claims push premiums up, while choosing a higher voluntary excess reduces them. Adding optional cover types like rent guarantee or legal expenses increases the total premium.
How To Save Money On Landlord Insurance
Several practical steps can reduce your premium without cutting the cover you actually need.
Avoid auto-renewals
The difference between the cheapest and most expensive quote for the same property can be hundreds of pounds. Never auto-renew without checking the market first.
Pay annually
Monthly payments usually include interest charges that add 10 to 20% to the total cost. Paying the full premium upfront each year avoids this markup entirely.
Increase voluntary excess
Raising your excess from £100 to £500 typically cuts 10 to 15% off the premium. Make sure you can afford the total excess if you need to claim.
Improve security
Fitting five-lever mortice locks, a burglar alarm, and smoke detectors can reduce premiums. Some insurers offer specific discounts for CCTV and smart locks.
Bundle multiple properties
Insuring all your properties under one multi-property policy is often cheaper than insuring each one separately.
Maintain your property
Regular maintenance reduces claims risk and keeps premiums low. Under government landlord obligations, you’re already required to keep the property in a safe and habitable condition.
Minimise void periods
Properties left empty between tenancies cost more to insure and generate no income. Marketing your property before the current tenancy ends reduces the gap and keeps your claims risk low.
Keep your EPC current
A valid Energy Performance Certificate is a legal requirement for letting a property. Properties with higher EPC ratings tend to have lower claims rates and may attract better premiums.
Frequently Asked Questions
No, but most buy-to-let mortgage lenders require at least buildings insurance as a condition of the loan.
No, a standard home insurance policy only covers owner-occupied properties. Renting to tenants without landlord-specific cover will invalidate your policy.
Accidental damage by tenants is usually an optional add-on. Malicious damage may also be covered, but exclusions vary between insurers.
Rent guarantee covers you if tenants stop paying their rent. Loss of rent covers income lost while your property is uninhabitable after an insured event like a fire or flood.
Most multi-property policies cover several properties under one policy, though limits vary by insurer. Landlords with larger portfolios may need a bespoke arrangement.
Standard policies typically exclude properties left unoccupied for more than 30 to 60 consecutive days. You may need separate unoccupied property cover.
Yes, if you directly employ anyone at your rental property, such as a cleaner or caretaker. Employers’ liability is a legal requirement and carries a minimum of £5 million cover.
It’s a policy designed for landlords who rent to tenants receiving housing benefit or Universal Credit. Not all standard policies cover DSS tenants, so you may need specialist DSS cover.
It covers the structure, roof, walls, and permanent fixtures of your rental property against damage from fire, flood, storms, and subsidence. See our guide on landlord buildings insurance for a full breakdown.
It pays for emergency callouts for boiler breakdowns, burst pipes, and electrical failures at your rental property. See our guide on landlord home emergency cover for details.
Yes, landlord insurance premiums are an allowable expense that you can deduct against your rental income for tax purposes. Claim the full cost on your self-assessment tax return.
Most policies include subsidence, heave, and landslip as standard perils under buildings cover. However, excess amounts for subsidence claims are typically higher, often £1,000 or more.
Legal expenses cover can pay for the costs of evicting a tenant through the courts. Rent guarantee insurance covers the lost rent during the eviction process.
Contact your insurer as soon as possible after the event. You’ll need your policy number, details of the incident, photographs of any damage, and receipts or quotes for repairs.
The landlord pays for buildings insurance because it protects the structure you own, not the tenant’s belongings. Tenants are responsible for arranging their own contents insurance separately.
You don’t need a general licence, but HMO landlords must apply for a mandatory licence from their local council. Some councils also run selective licensing schemes that cover all private rentals in certain areas.
