If you own a property to let in the UK, having the right insurance cover is one of the smartest ways to protect your investment and reduce the chance that a single incident becomes an expensive, time-consuming problem. Below is a practical, consumer-facing checklist that explains the main types of landlord cover and which ones are most relevant for different property types (residential, commercial, HMOs and short-term lets such as Airbnb). We’ve also noted recent claims trends you should be aware of when buying cover.
Important Terms
- Buildings insurance: essential for almost every landlord who owns the property fabric.
- Contents insurance: recommended if you provide furniture or fittings, but not legally required.
- Landlord liability (public/property owners’ liability): strongly advised for all landlords; essential for commercial landlords.
- Optional but often useful: loss of rent, malicious damage, legal expenses, rent guarantee and accidental damage.
(See fuller checklist and property-type guidance below.)
Why standard home insurance isn’t the same as landlord insurance
A standard home policy is usually written for owner-occupiers and may exclude cover for letting. Specialist landlord policies are designed to respond to the specific risks of tenanted properties (for example loss of rent and tenant damage). If you manage a mixed portfolio or a commercial property you’ll often need a policy specifically described as “landlord” or “commercial landlord” cover.
Landlord insurance checklist (what each cover does and when you need it)
1. Buildings insurance (base level)
What it covers: damage to the structure, e.g. walls, roof, floors, permanent fixtures, from fire, flood, storms, subsidence, etc.
When you need it: essential for buy-to-let mortgages (often required by your lender) and strongly recommended whenever you own the building.
2. Contents insurance (for furnished lets)
What it covers: carpets, curtains, white goods and any furniture you supply.
Do landlords have to have contents insurance? No, there’s no legal requirement to hold contents insurance, but if you let furnished or part-furnished properties it’s sensible to insure landlord possessions against theft, fire or tenant damage. If you don’t insure, you risk large replacement bills yourself.
3. Landlord liability / property owners’ liability
What it covers: legal costs and compensation if a tenant, visitor or contractor is injured or their property is damaged because of something you’re legally responsible for.
When it’s critical: for all landlords; it’s particularly important for commercial properties where public interactions are frequent and higher limits of indemnity are common. Commercial landlord policies often include higher liability limits and business-specific cover.
4. Loss of rent / alternative accommodation
What it covers: unpaid rent or the cost of rehousing tenants while repairs are carried out after an insured event.
When useful: if you rely on rental income, this helps cashflow after a claim.
5. Malicious damage / damage by tenants
What it covers: deliberate damage caused by tenants (beyond normal wear and tear). Deposit money may cover some losses, but malicious damage cover protects you when costs exceed the deposit.
6. Legal expenses & rent guarantee (optional add-ons)
What they cover: legal representation for eviction or rent recovery, and rent guarantee policies that pay lost rent when a tenant defaults. These are valuable where you have higher risk tenants or a narrow margin on rental income.
7. Employers’ liability (if you employ people)
If you employ staff, e.g. caretakers, cleaners, contractors on payroll, you may need employers’ liability insurance; it’s a legal requirement where you have employees. Commercial landlords should check whether their policy or business insurance must include this.
Cover by property type
Residential buy-to-let
- Buildings insurance (usually essential)
- Contents insurance (if furnished)
- Landlord liability
- Loss of rent and legal expenses as optional extras
Houses in multiple occupation (HMO)
- Buildings and contents
- Higher public liability limits (more tenants & visitors = more risk)
- Employers’ liability if you have staff
- Rent guarantee and legal expenses are often worth the cost
Commercial landlord / mixed-use
- Commercial landlord insurance (higher liability limits; cover for business use)
- Employers’ liability if staff/workers present
- Consider business interruption / tenant default protections. Commercial policies differ from residential ones – check wording and limits carefully.
Short-term lets (Airbnb / holiday lets)
- Letting to short-term guests can invalidate standard landlord cover. You’ll often need specific short-term/holiday let insurance, including contents cover and public liability.
Recent trends landlords should factor into cover choices
- Escape of water / burst pipes rose to be one of the leading causes of claims for landlords in 2023–24; many providers reported a big share of claims coming from water damage. This makes checking your plumbing, drains and tenant reporting procedures important.
- Weather, flood and subsidence risk is rising and some insurers have tightened underwriting for flood-prone properties, increasing premiums or limiting cover in certain areas. Consider location risk and resilience measures (e.g. flood-resistant fittings).
- Rising repair and rebuild costs mean sums insured must be reviewed regularly so you don’t face an underinsurance shortfall after a claim.
Practical next steps
- Make a short inventory of what you own in the property (fixtures, appliances, furniture) and check whether your mortgage demands landlord cover.
- Assess tenant type and letting model (long-term, HMO, holiday let, commercial) and select policy features accordingly.
- Review policy limits and exclusions – especially for flood, subsidence and water damage.
- Compare multiple quotes from trusted UK insurance providers and consider optional covers such as loss of rent and legal expenses.
You can reach out to us at QuoteSearcher and we’ll connect you with a panel of insurance specialists with tailored quotes to your property type and circumstances, helping you find the right cover for your needs with quick, no-obligation quotes from experienced insurance providers.
