UK Property Portfolio Insurance Quotes
Property Portfolio Insurance
One policy for your whole property portfolio, covering buildings, rental income and liability across every let on a single schedule with one renewal date.
Why compare property portfolio insurance with us?
- One policy and one renewal date for multiple properties, held personally or via an SPV
- Add or remove properties mid-term, with a bulk saving of 10% to 15%
- Rated 4.8/5, 97% recommend us
What is property portfolio insurance?
Property portfolio insurance is a single policy that covers several rental properties on one schedule with one renewal date, rather than arranging and tracking a separate policy for every address. Each property keeps its own buildings sum insured at full rebuild cost, property owners' liability and loss of rent, but they sit under one policy number, one combined premium and one point of contact at claim and renewal. It suits landlords and investors with roughly three to five or more properties, including anyone the PRA classes as a portfolio landlord, meaning four or more mortgaged buy-to-let properties. In short, it is cover arranged across several properties rather than many separate policies.
Portfolio insurance is aimed at landlords who have outgrown separate policies. Insurers usually group two or more properties onto one schedule, though consolidation tends to make sense from around three to five properties upward. The PRA defines a portfolio landlord as someone with four or more mortgaged buy-to-let properties, a threshold in place since 2017. There is no single fixed number, so the practical trigger is the point where tracking multiple renewal dates and premiums starts to cost you time and money.
One schedule can hold mixed holdings: buy-to-let houses and flats, HMOs, blocks of flats, holiday lets and mixed commercial-and-residential units such as a shop with flats above. Each HMO must be declared with its licensing and fire-safety detail, and properties held personally and through a limited company or SPV can usually be grouped where the beneficial ownership is the same. Put simply, portfolio cover is landlord insurance arranged across several properties, priced as one book of risk rather than a series of unconnected policies.
Grouping properties gives you one renewal date and one policy number instead of a diary full of dates, and it usually carries a bulk saving of around 10% to 15% against separate cover. There are no per-policy arrangement or mid-term adjustment fees, which run roughly £25 to £50 each, and you can add or remove properties mid-term on a pro-rata basis as you buy and sell. Portfolios beyond about ten units usually need a specialist broker rather than a standard online portal.
Related property cover
How property portfolio insurance works
Tell us about your portfolio
List each property with its type, rebuild cost, tenant type, occupancy, location and any past claims. The more accurately you declare the full schedule, the tighter the quotes the specialist underwriting panel can send back.
Compare specialist portfolio quotes
Your schedule goes to brokers who place multi-property risks daily. They price buildings, contents, property owners' liability and loss of rent across every property as one combined book.
Put every property on one policy
Bring your properties onto one schedule and one renewal date, then add or remove properties mid-term on a pro-rata basis as your portfolio changes.
What does portfolio insurance cover?
A portfolio policy applies the same core cover lines across every property on one schedule, so buildings, liability and rent protection sit under a single renewal date. Each address is still rated to its own property type, tenants and occupancy, but you arrange and manage it as one account.
Buildings at full rebuild cost, index-linked
Every property on the schedule is insured for its own full rebuild cost, not market price, against fire, flood, storm, escape of water, subsidence and malicious damage. Each sum insured is index-linked so it keeps pace with building costs, and site clearance and professional fees are included on top.
Property owners' liability
Legal liability cover if a tenant, visitor or member of the public is injured, or their property damaged, by a fault with any building on the schedule. £5m is the recommended minimum for a portfolio in 2026, with £10m widely available, and the limit applies across all your properties.
Loss of rent and alternative accommodation
Replaces lost rental income from any property left uninhabitable after an insured event such as a fire or flood, and pays for alternative accommodation for your tenants while repairs are carried out. Indemnity periods of 24 to 36 months are common, which suits the repair times on larger buildings.
Portfolio-wide legal expenses and eviction
One legal expenses section covers disputes and possession action across the whole portfolio, meeting the cost of eviction and pursuing possession wherever a tenancy breaks down. Held on a single schedule, it removes the need to arrange and track separate legal cover on each property.
Landlord contents cover
Cover for the items you own inside each let, such as carpets, curtains, white goods and furniture in furnished properties, plus communal contents in blocks and shared areas. Each property carries its own declared sum insured, so furnished and unfurnished lets on the schedule are rated to their own contents.
Tenant damage and unoccupied property cover
Accidental and malicious damage by tenants can be added across the portfolio, along with unoccupied property cover for the properties standing empty between tenancies or during refurbishment. With several properties on one schedule, there is usually at least one void at any time, so this cover earns its place.
What portfolio insurance does not cover
A portfolio policy is built around what you declare on the schedule: each property's type, tenant profile, occupancy status and rebuild value, and how each one is looked after. Once any property moves beyond its declared limits, cover on that address stops. With several properties on one policy, underinsurance, void periods and undeclared changes are the biggest reasons a portfolio claim is reduced or declined.
Wear, tear and gradual deterioration
Loss caused by ageing, general deterioration, poor upkeep, slow-acting causes, rot, damp and corrosion falls outside the cover on every property. Across a portfolio, keeping each address in good repair is your responsibility. Insurance covers sudden and unforeseen events, not the slow results of neglect.
A property left unoccupied beyond the declared period
Cover on any property is restricted once it stands empty beyond the declared limit, usually 30 to 60 days between tenancies or during refurbishment. After that, perils such as escape of water, theft, malicious and accidental damage fall away on that address unless you declare it as unoccupied and arrange specific cover.
An undeclared property, HMO or tenant type
Each address, its use and its tenants must appear correctly on the schedule. Adding a property, converting a let to an HMO or changing to students, benefit claimants or company tenants without telling your broker can leave that claim reduced or declined. Update the schedule whenever the portfolio or a tenancy changes.
Underinsurance and the average clause
The average clause is applied property by property. Where any one building's sum insured falls short of its real rebuild cost, that claim is cut by the same proportion as the shortfall, even if the rest of the portfolio is correctly rated. A property insured for 75% of its rebuild value has every claim settled at 75%.
Illegal use at any property
Loss or damage caused by illegal activity at any address, such as cannabis cultivation or drug production, is not covered. Across a larger portfolio this is harder to spot, so carry out reference and right-to-rent checks on every let, inspect regularly and report any concerns to your broker promptly.
Tenants' own belongings
Your policy covers the buildings and the contents you own, not the personal possessions your tenants keep in any of the properties. Furniture, electricals and effects that belong to tenants are their responsibility to insure, so make clear in each tenancy that they need their own contents cover.
How much is excluded differs widely from one insurer to the next and from one property to another on the same schedule. Always check the policy wording carefully on void limits, rebuild value, tenant type and declared facts for every property before buying. For a closer look at cover between tenancies, see our unoccupied property insurance guide.
Property types you can include in a portfolio
A portfolio policy holds several rental properties on one schedule with a single renewal date, and that schedule can mix a wide range of let types. Each property is still rated on its own construction, tenants and rebuild value, but they all sit under one policy number. Here are the main types insurers will group together.
Buy-to-let houses and flats
Standard single lets on assured shorthold tenancies, the core of most portfolios.
Blocks of flats
Whole blocks held as one asset, with communal areas and freeholder liability rated in.
HMOs and shared houses
Houses in multiple occupation let room by room, declared with licensing detail.
Holiday and short-term lets
Furnished holiday and short-term rentals, with guest turnover and voids rated apart.
Mixed commercial and residential units
Semi-commercial units such as a shop with flats above, each part rated on its use.
Unoccupied and refurbishment properties
Empty properties between tenancies or under works, flagged on specialist terms.
What affects portfolio insurance costs
A portfolio premium is built from the individual properties on the schedule, then adjusted for the shape of the portfolio as a whole. A handful of standard buy-to-lets in low-risk postcodes sits in a very different bracket to a mix of HMOs, commercial units and flats spread across the country. Grouping everything onto one schedule usually brings a bulk saving of around 10% to 15% against separate policies, but the underlying risk still drives the figure. Knowing which factors move the premium puts you in a better position before you buy.
Set every rebuild value correctly and declare each property and tenant type accurately when you build the schedule. Insurer appetite for portfolios differs more than most landlords expect. Some insurers cap the number of units, decline HMOs, commercial or unoccupied property, or will not mix ownership types on one schedule. Others specialise in exactly those risks. A specialist broker knows which insurer fits which portfolio, which is why the same set of properties can produce quotes 30 to 50% apart across the market. Portfolios beyond about 10 units usually cannot be quoted on standard online portals and need a broker to place them.
MMC Landlord Insurance Specialists, FCA-authorised (reg. 916241)
Number and value of properties
The size of the portfolio is the starting point. More properties and higher individual values raise the total exposure and the premium. Grouping them onto one schedule is what brings the bulk saving of around 10% to 15% against buying each policy on its own.
Combined rebuild sums insured
Buildings cover across the schedule rates on the combined full rebuild cost of every property, index-linked, not market value. Loss of rent and contents sums insured stack on top. Get each rebuild figure right, because underinsurance triggers the average clause and cuts payouts proportionally.
Property and tenant types
The mix on the schedule shifts the rate. Standard buy-to-lets sit lowest, while HMOs, student lets and commercial or mixed-use units rate higher for their liability and turnover. A portfolio weighted towards those types costs more than one of plain single lets.
Geographic spread
Where the properties sit feeds directly into rating. Flood zones, subsidence areas and local crime rates all count, and a portfolio concentrated in one high-risk postcode carries more exposure than one spread across several regions, where a single event is less likely to hit every property at once.
Claims history across the portfolio
The claims record across the whole schedule loads the premium. Previous escape of water, flood, subsidence or theft claims on any property bring higher excesses or peril exclusions, and a clean history across every unit is one of the strongest levers on the price you pay.
Portfolio structure and ownership
How the portfolio is held affects both cover and price. Properties owned personally and those held through a limited company or SPV can usually be grouped where the beneficial ownership is the same, but the ownership structure and the number of units shape which insurers will quote the risk.
Every portfolio is rated on its own properties, tenants, spread and ownership structure. Compare landlord insurance quotes to see how the size, mix and structure of your portfolio shape the premium across our specialist broker panel.
How much does portfolio insurance cost in the UK?
There is no fixed figure for a portfolio policy. Premiums are case-rated on the whole portfolio, so the number and value of properties, the mix of types and your claims history all shape what one combined schedule costs.
| Portfolio size | How it is priced | Typical benefit |
|---|---|---|
| 2 to 4 properties | Case-rated on combined rebuild value and risk | Around 10% to 15% saving vs separate policies |
| 5 to 10 properties | One schedule, one renewal date | Fewer arrangement and mid-term fees, one point of contact |
| 10+ propertiesSpecialist | Specialist placement with bespoke terms | Volume pricing and mid-term flexibility |
| Mixed types (BTL, HMO, commercial) | Each property and HMO declared and rated | One consolidated policy across all |
Premiums are illustrative of how portfolios are priced, not a quotation. Portfolios beyond about 10 units usually need a specialist broker.
How portfolio insurance works
Portfolio cover puts your whole property portfolio onto one schedule with a single renewal date. It takes three simple steps to get there.
Tell us about your portfolio
Set out the properties you want on one policy, including types, locations, rebuild values and ownership structure. The fuller the picture, the cleaner the quote comes back.
Get matched with specialist portfolio brokers
Your details go to brokers on the FCA-authorised panel who place multi-property portfolios every day, including mixed types and larger holdings.
Compare one consolidated quote
Weigh up a single combined premium and put every property on one schedule with one renewal date, typically saving around 10% to 15% versus separate policies.
Mixed and limited company property portfolios
One portfolio schedule can hold very different property types and ownership structures. Buy-to-let houses and flats, HMOs, blocks of flats, holiday lets and commercial units can sit together, held personally or through a limited company or SPV. Open any section below to see how the eight structuring questions portfolio landlords ask about most often are handled on a single schedule.
Mixing property types on one schedule
A single portfolio policy can carry very different property types at once: buy-to-let houses and flats, HMOs, blocks of flats, holiday lets and mixed commercial-and-residential units. Each property is rated on its own risk, but they share one renewal date, one policy number and one combined premium instead of several separate contracts.
Grouping mixed types this way keeps the paperwork in one place and often earns a bulk saving of around 10% to 15% versus separate cover. Every property still needs its own buildings sum insured at full rebuild cost, index-linked. See our portfolio landlord insurance guide for how a mixed schedule is put together.
Holiday lets and short-term lets in a portfolio
Holiday lets and short-term lets rate differently from a standard assured shorthold tenancy, because of higher guest turnover, short-stay occupancy and periods where the property sits empty between bookings. They can still be declared on the same portfolio schedule as your longer-term buy-to-lets rather than being kept on a separate contract.
Each holiday or short-term let has to be flagged as such at quote stage, with its own buildings sum insured, contents cover and property owners' liability. Rating is usually higher than for a family let, but consolidating them keeps the whole portfolio on one renewal date and one point of contact.
Commercial and mixed commercial-residential units
Many portfolios include commercial units and mixed commercial-and-residential premises, for example a shop with flats above or an office with a residential upper floor. These rate higher than a plain residential let because of the trade carried on below and the different fire and liability exposure, and they need the commercial use declared clearly.
A portfolio schedule can hold these units alongside your residential lets, each with its own buildings sum insured and use noted. The commercial element usually carries its own liability and trade conditions, but the property still sits under one policy number and one renewal date with the rest of the portfolio.
Large portfolios beyond 10 units
Small portfolios of three to five properties can usually be quoted online, but larger holdings beyond about 10 units generally cannot be placed on a standard online portal. The combined rebuild sums insured, the spread of property and tenant types and the claims history all need to be assessed together rather than through a fixed rating table.
At this size the portfolio is normally arranged by a specialist broker who can build one schedule across the whole holding, negotiate terms with insurers who write larger risks and add or remove properties as you buy and sell. Speak to a specialist portfolio broker once you pass roughly 10 units.
Declaring HMOs, licensing and fire safety
Houses in multiple occupation carry higher escape of water, fire and liability exposure than a single household let, so each HMO on the schedule has to be declared as an HMO rather than a standard let. Room counts, shared facilities and tenant type all feed into how the property is rated within the portfolio.
Large HMOs of five or more occupants forming more than one household need a mandatory local authority licence, and that licence, along with fire doors, mains-wired alarms and gas and electrical compliance, must be in place and disclosed. Getting the HMO detail right at quote stage keeps the whole portfolio policy valid at claim.
Blocks of flats within a portfolio
Where a portfolio includes a whole block of flats or a converted building, that block needs cover on a single buildings sum insured for the entire structure, not one policy per flat. Communal areas, shared roofs and multiple tenancies raise both the rebuild figure and the liability exposure compared with a single flat.
A block held by the freeholder or through a management company can still be listed on the wider portfolio schedule alongside individually owned properties. Fire risk assessments and, where relevant, cladding-type certification need to be in place, and the block is priced as one unit within the overall portfolio.
Limited company and SPV ownership
Many landlords now hold property through a limited company or a special purpose vehicle (SPV) set up solely to own and let property. A portfolio policy can be arranged in the name of that company, with the company shown as the insured and every property it owns listed on one schedule.
The insured name has to match the legal owner at Land Registry, so a property owned by the company is placed under the company and a personally owned property under your own name. Getting the ownership right at quote stage matters, because a mismatch between the named insured and the legal owner can affect a claim.
Grouping personal and company-held properties
Where you hold some properties personally and others through a limited company or SPV, they can often be grouped on one policy provided the beneficial ownership is the same, for example you as an individual and a company you control. This keeps mixed ownership on a single schedule with one renewal date rather than split across several contracts.
Each property is still listed under its correct legal owner within that schedule, so the insured name always matches Land Registry. Honest disclosure of ownership and claims history at quote stage is essential, since the Insurance Act 2015 makes undisclosed material facts grounds for avoidance.
Mixed property types and mixed ownership can sit together on one portfolio schedule. Compare portfolio insurance quotes to see how your properties, ownership structure and tenant types are rated across the MyMoneyComparison.com broker panel.
Who needs property portfolio insurance?
Portfolio insurance suits landlords and property investors who hold several rental properties and would rather run one policy than many. It brings buy-to-let houses and flats, HMOs, blocks of flats and mixed commercial-and-residential units onto a single schedule with one renewal date, whether the properties are held personally or through a limited company or SPV. Consolidation usually starts to make sense from around 3 to 5 properties upward.
Landlords with 3 to 5+ buy-to-lets
Landlords holding around 3 to 5 or more buy-to-let houses and flats who want them on one schedule. Insurers usually treat this as a portfolio, and the PRA counts 4 or more mortgaged buy-to-lets as a portfolio landlord.
HMO and block-of-flats investors
Investors running houses in multiple occupation and blocks of flats alongside standard lets. Each HMO is declared with its licensing and fire-safety detail, and the whole mix sits on a single portfolio schedule.
Mixed commercial and residential holdings
Landlords whose properties span residential lets and commercial units, including shops with flats above. One schedule can hold both, priced for the higher-rated commercial risk where it applies.
Limited company and SPV landlords
Landlords holding property through a limited company or SPV (special purpose vehicle). Where the beneficial ownership is the same, personally held and company-held properties can usually be grouped onto one portfolio policy.
Growing portfolios adding properties
Landlords buying and selling as they build a portfolio. Properties can be added or removed mid-term on a pro-rata basis, so cover keeps pace without arranging a new policy each time.
Landlords juggling multiple renewals
Landlords tired of tracking many policy numbers and renewal dates across separate insurers. One portfolio policy brings a single renewal date and one point of contact at claim and renewal.
Whatever the mix of properties, cover should reflect how each one is actually let. Compare portfolio insurance quotes to bring your properties onto a single schedule with one renewal date.
Portfolio policy vs separate policies
A portfolio policy is landlord insurance arranged across several rental properties on one schedule, with one renewal date and one combined premium. The alternative is a separate policy for each property, each with its own renewal date, reference and paperwork. For a landlord with more than a couple of properties, the difference shows up in cost, admin and how a claim is handled.
| Comparison | Portfolio policy One schedule, one renewal | Separate policies One policy per property |
|---|---|---|
| Renewal and admin | One renewal date and one policy number for every property on the schedule, so there is a single date and reference to track | A different renewal date, reference and set of documents for each property, all needing to be diarised and tracked separately |
| Premium and cost | One combined premium across the whole portfolio, often with a bulk saving of around 10% to 15% versus arranging each property on its own | Each property priced individually with no portfolio discount, so the total cost is usually higher than one consolidated premium |
| Fees | No repeated arrangement or mid-term adjustment fees on each property, because the portfolio is set up and amended as a single policy | Arrangement and mid-term adjustment fees can apply on each separate policy, running roughly £25 to £50 each and adding up across the portfolio |
| Adding or removing properties | Add or remove properties mid-term on a pro-rata basis as you buy and sell, all handled against the one schedule | A new policy has to be taken out for each purchase and cancelled on each sale, with separate paperwork every time |
| Cover across the portfolio | Buildings at full rebuild cost for each property and property owners' liability across the schedule, set on one consistent basis | Cover and limits set policy by policy, which can leave gaps or inconsistent liability limits between properties |
| Managing the documents | One schedule lists every property with its sum insured and cover, so the whole portfolio is visible in a single document | Many separate wordings, schedules and renewal notices to file and reconcile, one for every property held |
| At a claim | A single point of contact at claim and renewal, who already holds the detail for every property on the schedule | A different insurer or broker for each property, so a claim means finding and dealing with the right policy and contact each time |
Important: The comparison shown is indicative of how UK portfolio landlord policies are typically structured against separate cover. It is illustrative only and does not constitute a quotation or offer of insurance. Specific policy wording, sums insured, bulk savings and fees vary by insurer and individual circumstances. MyMoneyComparison.com Ltd is authorised and regulated by the Financial Conduct Authority, FCA registration number 916241.
If you hold several rental properties, one portfolio policy usually beats juggling separate cover on each. Compare portfolio insurance quotes to see how consolidating your properties onto one schedule compares.
Specialist Portfolio Insurance
Specialist portfolio insurance comparison since 2013
Since 2013, MyMoneyComparison.com has helped UK portfolio landlords consolidate several rental properties onto one policy through FCA-authorised specialist brokers. From a first few buy-to-lets to large mixed portfolios of houses, flats, HMOs and commercial units, the specialist broker panel underwrites multi-property risk every day. Portfolio cover is landlord insurance arranged across several properties, priced on combined rebuild sums, property owners' liability, loss of rent and the full spread of a UK portfolio.
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Everything You Need to Know
Detailed answers to help you understand more about property portfolio insurance.
What is property portfolio insurance?
One policy that covers several rental properties on a single schedule with one renewal date, instead of separate policies for each. It applies your buildings, liability and loss of rent cover across every property, and suits landlords with a growing number of lets.
How many properties do I need for a portfolio policy?
Insurers usually group 2 or more properties, and consolidation tends to make sense from around 3 to 5 upward. The PRA defines a portfolio landlord as someone with 4 or more mortgaged buy-to-let properties, though there is no single fixed number for insurance.
Is portfolio insurance cheaper than separate policies?
Usually. Combining properties often brings a bulk saving of around 10% to 15% versus insuring each separately, and you avoid repeated arrangement and mid-term fees of roughly £25 to £50 per policy. The exact saving depends on the size and mix of the portfolio.
Can I mix property types on one policy?
Yes. A single schedule can hold buy-to-let houses and flats, HMOs, blocks of flats, holiday lets and mixed commercial-and-residential units. Each property is rated on its own risk, and any HMO must be declared with its licensing and fire-safety detail.
Can I add or remove properties mid-term?
Yes. Portfolio policies let you add properties as you buy and remove them as you sell, usually on a pro-rata basis, so you are not arranging a new policy or paying a full fee each time your portfolio changes.
Does one renewal date really help?
It removes the admin of tracking many renewals and documents. You get one policy number, one premium and one point of contact, which is why landlords tend to consolidate once they are juggling several separate renewal dates.
Can I insure properties held in a limited company or SPV?
Yes. Portfolio insurance can cover properties owned personally, through a limited company or an SPV, and properties held under different entities can often be grouped where the beneficial ownership is the same.
What liability cover does a portfolio need?
Property owners’ liability of £5m is a sensible minimum across the portfolio, with higher limits for larger or higher-footfall properties. If you employ anyone on site, employers’ liability of £5m is a legal requirement.
Is loss of rent covered across all properties?
Yes. Loss of rent applies per property where an insured event makes it uninhabitable, based on that property’s rent, with indemnity periods of 24 to 36 months common. Alternative accommodation for tenants can be included.
How is a portfolio premium worked out?
It is case-rated on the whole portfolio: the number and value of properties, the combined rebuild sums insured, the mix of types, the geographic spread and the claims history. That is why portfolios are quoted by a broker rather than at a fixed online price.
Can very large portfolios be covered?
Yes, but portfolios beyond about 10 units usually cannot be quoted on standard online portals and need a specialist broker who can place the combined risk and set bespoke terms.
Why use a specialist portfolio broker instead of a comparison site?
Mainstream sites are built around single policies and cannot handle multiple properties, mixed types, HMOs or company ownership on one schedule. A specialist portfolio broker consolidates everything correctly and makes sure the cover responds at claim time. MyMoneyComparison.com connects you with FCA-authorised specialist brokers.
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