Landlord insurance explained: buildings, contents, liability and rent cover
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Quick answer: Landlord insurance typically bundles buildings cover (structure you own), optional contents (your fittings and appliances), property owners' liability, and add-ons such as rent guarantee, legal expenses and home emergency — standard home insurance excludes renting, and mortgage lenders require buildings cover on mortgaged buy-to-lets.
Renting out a property changes the risk profile. Standard home insurance usually invalidates cover once you let the property; buy-to-let mortgages require buildings insurance naming the lender. This hub explains what each section does, what tenants should insure themselves, and how to compare policies fairly — information only, not a product recommendation.
Buildings cover for rented property
Buildings insurance pays to rebuild or repair the structure after fire, flood, storm, subsidence or vandalism. The sum insured should reflect rebuild cost, not market value — use the ABI rebuild calculator for a guide.
Buy-to-let lenders require their interest noted on the policy. Check whether accidental damage to the building is included or an add-on — student lets and HMOs may need enhanced terms.
Subsidence excesses are often £1,000+ even on good policies. If the property has a subsidence history, disclose it fully; non-disclosure can void claims.
Landlord contents and fixtures
Contents cover insures carpets, curtains, white goods and furniture you provide. Tenants must buy their own contents insurance for personal belongings — your policy does not cover their laptops or clothes.
Accidental damage by tenants is often excluded unless bought as an extension. Malicious damage may need a separate add-on, especially for high-turnover lets.
For unfurnished lets, contents cover is lower but still worth considering for appliances you supply and communal areas in HMOs.
Liability, rent guarantee and legal expenses
Property owners' liability responds if a tenant or visitor is injured due to a property defect you should have fixed — loose railings, faulty wiring you knew about, icy paths you failed to grit where you had responsibility.
Rent guarantee insurance pays rent for a set period if tenants stop paying — typically after an initial exclusion period. Insurers require professional referencing and sometimes periodic re-checks. Arrears from the first months are often excluded.
Legal expenses cover helps pursue eviction, recover arrears or defend disputes. Since the Renters' Rights Act 2025, possession routes in England changed — check that policy wordings reflect current law.
Unoccupied lets, HMOs and tax
Standard landlord policies limit void periods — often 30–60 consecutive days unoccupied. Extended voids, refurbishment or probate need specialist unoccupied property insurance.
HMOs (houses in multiple occupation) need licences in many councils and may require specialist cover reflecting higher fire-safety obligations.
Landlord insurance premiums, like letting agent fees and maintenance, are generally deductible against rental profits on your Self Assessment. Keep invoices for MTD records if you are in scope.
Common questions
Do tenants need insurance if I have landlord cover?
Yes for their belongings. Your buildings and contents cover your structure and fittings; tenants' contents insurance protects their possessions and may include tenant liability cover.
Does landlord insurance cover boiler breakdown?
Some policies include home emergency cover for boilers, heating and plumbing; others sell it as an add-on. It is separate from the annual gas safety certificate you must obtain by law.
Can I claim on landlord insurance for wear and tear?
No. Insurance covers sudden insured events, not gradual deterioration. Replacing worn carpets between tenancies is a maintenance cost, not a claim.