UK Airbnb & Short-Let Insurance Quotes
Airbnb Insurance
Specialist cover for Airbnb hosts and short-let owners, protecting the property, your contents, your guests and your booking income where standard home and landlord policies will not.
Why compare Airbnb and short-let insurance with us?
- Compare buildings, contents and property owners' liability for short lets
- Suitable for whole-home Airbnb, holiday lets and serviced accommodation
What is Airbnb and short-let insurance?
Airbnb and short-let insurance is specialist cover for a property let to paying guests on a short-term basis, whether through Airbnb, Vrbo, Booking.com, direct bookings or serviced accommodation. Standard home insurance and ordinary buy-to-let or landlord policies exclude short-term letting and paying guests, so letting on Airbnb without telling your insurer can invalidate the policy and see even an unrelated claim, such as storm damage, declined. A proper short-let policy covers the building at its full rebuild cost, property owners' liability for guest injury, contents against guest breakage and theft, accidental and malicious damage by guests, loss of income between and during bookings, and the void gaps that standard cover cuts after about 30 days empty.
Short-let insurance covers a wide range of hosting because the risk changes with how the property is used. A whole-home Airbnb, a private room in your own home, a city-centre apartment, a holiday cottage and serviced accommodation all need specialist cover, but each carries a different underwriting picture. Guest turnover, the number of people staying and how many nights a year the property is let all move the price, which is why a specialist short-let broker matters more than a mainstream home insurance quote.
Cover usually depends on how you hold and let the property. An owner letting a whole flat needs buildings at full rebuild cost, while a host renting a spare room may only need contents and liability. Mortgage lenders normally want formal insurance with their interest noted, and leaseholders and mortgaged owners usually need consent before short-letting at all. Many hosts arrive from standard landlord insurance and find that a long-let policy does not cover paying guests on short stays.
Brokers on our panel underwrite short lets and holiday lets every day. They know why AirCover for Hosts is not a substitute for a policy, since it is a discretionary platform scheme rather than FCA-regulated cover, it only applies to Airbnb bookings and it will not meet a lender's requirements. They price against the real property, guest numbers and the nights let each year rather than treating a short let like an ordinary home.
Related short-let cover
How Airbnb and short-let insurance works
Tell us about your property
Property type, rebuild cost, how many guests stay, how many nights a year you let, location and any past claims. The more accurately you declare these details, the tighter the quotes the specialist underwriting panel can send back.
Compare specialist short-let quotes
Your details go to brokers who underwrite short lets and holiday lets daily. They price buildings, contents, property owners' liability and loss of income against your specific property and letting pattern.
Choose your cover and stay protected
Pick the policy that fits your let. Whole-home Airbnb, a room in your own home, a holiday cottage or serviced accommodation, with void cover for the gaps between bookings.
What does Airbnb insurance cover?
A specialist short-let policy fills the gaps that a standard home or buy-to-let policy leaves open once paying guests stay over. These are the cover lines an Airbnb or holiday-let host should expect to see on the schedule.
Buildings at full rebuild cost
Cover for the structure and permanent fixtures against fire, flood, storm and escape of water, with the sum insured set at full rebuild cost rather than market value.
Property owners' and public liability
Legal liability cover if a guest is injured or their belongings damaged by a fault with your property. Cover of £2m is the minimum, with £5m commonly chosen for short lets.
Contents at higher limits
Furniture, white goods, soft furnishings and decor covered at limits set for constant guest turnover, taking in wear, breakage and theft that a standard contents policy would not meet.
Accidental and malicious damage by guests
Cover for damage caused by paying guests, from a broken tap to deliberate harm to your property and its contents. Standard home and landlord policies exclude this as a matter of course.
Loss of income between and during bookings
Replaces the letting income you lose if the property becomes uninhabitable after an insured event, covering booked stays and the void gaps in between while repairs are carried out.
Unoccupied cover for booking gaps
Keeps protection in place through the empty periods between bookings, where a standard policy would cut cover after roughly 30 days and leave a void spell uninsured.
What Airbnb insurance does not cover
A short-let policy is built around the declared property, the number of guests, how many nights a year you let, the rebuild value and how the place is looked after. Once the letting moves beyond any of those declared limits, the policy stops paying out. Knowing where the policy ends matters as much as knowing what it includes, particularly because under-declared letting nights, unlicensed use and undisclosed facts are the three biggest reasons short-let claims are reduced or declined.
Wear, tear and gradual damage
Loss caused by ageing, general deterioration, poor upkeep, slow-acting causes, rot, damp and corrosion falls outside the cover. Hosts are expected to keep the property in good repair. Insurance covers sudden and unforeseen events, not the slow results of neglect or heavy guest turnover.
Unoccupied between bookings
Most standard policies restrict cover once a property has stood empty beyond a set limit, usually around 30 days. Short lets sit empty between bookings, so perils such as escape of water, theft, malicious and accidental damage fall away unless void cover for those gaps is written into the policy.
Under-declared letting nights
Premiums are rated on how much you let. Declaring occasional lets and then hosting all year, or letting more nights than you told your broker, can leave a claim reduced or declined. In London the 90-night cap on whole-home short lets also applies, so tell your broker how the property is really used and update them when it changes.
Underinsurance and inadequate rebuild value
Where the buildings sum insured falls short of the real rebuild cost, the average clause applies and cuts each claim by the same proportion as the shortfall. A property insured for 75% of its rebuild value has every claim settled at 75%. Always insure at full rebuild cost, not market value.
Unlicensed or illegal use
Letting without a required licence or consent, or damage from illegal activity at the property, is not covered. Scotland now requires a short-term let licence, and mortgage or leasehold consent is usually needed before you host. Letting without the right permissions can sit outside the rating altogether.
Damp, leaks and general maintenance
Slow leaks, condensation, penetrating damp and problems that build up over time are treated as maintenance, not an insured event. Repairing a failing roof, blocked guttering or perished sealant is the host's responsibility, and any resulting damage is unlikely to be met.
How much is excluded differs widely from one insurer to the next and from one property to another. Always check the policy wording carefully on void limits, rebuild value, guest numbers and letting nights before buying. For a closer look at cover during the gaps between bookings, see our unoccupied property insurance guide.
Short-let property types we cover
Short-let cover is rated around what you host and how the property is used. A whole home let to a stream of guests, a spare room in the house you live in and a holiday cottage let by the week are all short lets, but each carries its own risk picture. Specialist brokers match the policy to the way you actually let.
Whole-home Airbnb
The entire property let to guests, with buildings, contents and guest liability all on one short-let policy.
A private room in your own home
Letting a spare room while you live there, so cover has to sit alongside your own home insurance without gaps.
City-centre apartments
Flats let to short-stay guests, where leasehold consent and communal areas shape what the policy needs to do.
Holiday cottages
Weekly holiday lets that stand empty between bookings, so void cover and loss of income both matter here.
Serviced accommodation and aparthotels
Run like a small hospitality business, with cleaners, changeover teams and employers' liability to factor in.
Mixed use (part long let, part short let)
Homes that switch between tenants and short-stay guests, so the cover has to follow both uses through the year.
Each short-let type carries a different underwriting profile, which is why specialist brokers price them separately rather than lumping them under one rate. It also sits under wider landlord insurance when your property spans both long and short lets.
What affects Airbnb insurance costs
Short-let premiums move with the way a property is actually used, not just its size. A two-bedroom London flat let to paying guests most weekends sits in a very different bracket to a holiday cottage let for a handful of weeks each summer. As a rough guide, a two-bedroom London short-let flat runs about £35 to £55 a month including loss of income cover, whilst a regional property is around £45 a month. That is often less than a single night's booking. Knowing which factors drive the figure puts you in a better position to ask the right questions before you buy.
Tell your insurer you are short-letting and declare guest numbers and nights let per year accurately at quote stage. Standard home insurance and ordinary buy-to-let cover exclude short-term letting and paying guests, so a policy taken out on the wrong basis can be void when you claim, even for something unrelated like storm damage. Insurer appetite for Airbnb and short lets differs widely. Some will not write party-let postcodes, large groups or high-value contents, others specialise in exactly those risks. A specialist broker knows which insurer fits which host, and getting the sums insured right keeps every claim payout intact.
MMC Landlord Insurance Specialists, FCA-authorised (reg. 916241)
Property type and value
A city-centre apartment rates very differently to a holiday cottage, a converted flat or a large serviced house. The rebuild cost of the building and the value of its fittings set the base of the premium, and non-standard construction or listed status pushes it up further.
Location and postcode
Where the property sits feeds straight into the price. Central London, popular tourist cities and flood or subsidence areas all rate higher, which is why a busy short-let flat in town can cost several times a quiet rural holiday let of the same size.
Guest numbers and group size
How many guests you take and the kind of bookings you accept both matter. Larger sleeping capacity, stag and hen groups and one-night party bookings raise the risk of damage and complaints, and many insurers rate these lets higher or decline them outright.
Nights let per year
The more nights you let, the greater the exposure and the higher the premium. A property let most of the year rates above one used for a few summer weeks. Void gaps between bookings count too, since standard cover often falls away once a property sits empty beyond around 30 days.
Claims history
Past claims for guest damage, escape of water, theft or malicious damage load the premium and can bring higher excesses or peril exclusions. A clean record over several years of hosting works in your favour and helps keep the price down at renewal.
High-value contents
Furnishing a short let to a high standard raises the contents you need to insure against guest breakage, wear and theft. Designer furniture, large TVs, hot tubs and expensive kitchen kit all lift the sum insured, so set contents limits to the real cost of replacing everything.
Every short let is rated on its own property, location, guests and hosting pattern. Compare Airbnb and short-let insurance quotes to see how your property, guest numbers and nights let shape the premium across our specialist broker panel.
How much does Airbnb insurance cost?
Short-let cover is usually a modest running cost against your booking income. The figures below give a rough guide by property type. What you pay depends on the property, its location, guest numbers and how many nights you let each year.
| Property | Typical cost | Notes |
|---|---|---|
| Two-bed London short-let flat | around £35 to £55 a month | includes loss of income cover |
| Regional short-let property | around £45 a month | often less than one night's booking |
| Holiday cottage or larger property | priced on rebuild value and bookings | rated individually |
| Serviced accommodation / multiple units | case-rated by a specialist | portfolio and usage based |
Figures are illustrative, not a quotation. Price depends on property, location, guest numbers and nights let per year.
How Airbnb insurance comparison works
Finding cover for a short let is quicker than most hosts expect. Tell us a little about your property and how you let it, and we match you with specialist brokers who can quote for Airbnb and holiday-let cover.
Tell us about your short let
Give us the basics: property type, location, how many nights you let a year, the number of guests you take, the value of your contents and any claims you have made. It takes a few minutes and there is nothing to pay to see quotes.
Get matched with specialist short-let brokers
We connect you with FCA-authorised brokers who write Airbnb, holiday-let and serviced accommodation cover. These are specialists who understand paying guests and void gaps, not standard home insurers who exclude short-term letting.
Compare quotes and get covered
Weigh cover against price, including public liability, malicious damage by guests and loss of income between bookings. Once you have found a policy that fits how you let, arrange it directly with the broker and start hosting.
Short-let rules, licensing and consent
Letting a property to paying guests brings rules that a long let never touches. Night caps, council licensing, mortgage and freeholder consent, planning and change-of-use, the tax treatment of short lets and the safety duties you owe guests all apply before the first booking. Open any section below to see the eight compliance topics UK Airbnb and short-let hosts ask about most often.
The London 90-night rule for whole-home lets
In Greater London, letting a whole home on a short-term basis is capped at 90 nights in a calendar year unless you hold planning permission for temporary sleeping accommodation. The limit comes from the Deregulation Act 2015 and applies whether you let through Airbnb, Vrbo or any other route. Airbnb enforces the cap automatically on London listings, but the legal duty sits with the host.
Go past 90 nights without permission and you risk enforcement from the council and a change-of-use issue. The cap applies to entire-home lets, not to letting a spare room while you stay in the property. Keep a record of nights let so you can show you are inside the limit.
Scotland short-term let licensing
Every short-term let in Scotland now needs a licence from the local council before it can take guests. The scheme covers whole-property lets, rooms in your own home and secondary lets, and it applies across all 32 council areas. You cannot legally advertise or accept a booking for an unlicensed property.
A licence application asks for safety certificates, floor plans and proof of public liability cover, and councils set their own fees and conditions. Some areas also run short-term let control zones where planning permission is needed on top of the licence. Allow time for the council to process the application before you list.
The Wales registration and licensing scheme
Wales is introducing a statutory registration and licensing scheme for visitor accommodation, including short-term and holiday lets. The plan starts with a compulsory register of all visitor accommodation, followed by a licensing stage with safety and standards conditions attached. The aim is a single record of who is letting and where.
Welsh hosts should expect to register the property, meet set safety requirements and keep the listing details current. This sits alongside separate tax changes that let Welsh councils charge higher council tax on second homes and set stricter tests for holiday lets to qualify for business rates. Check the current stage before you let.
Mortgage lender consent and interest-noted clauses
A residential or standard buy-to-let mortgage rarely allows short-term letting. Most lenders expect you to ask for consent to short-let, or to move to a product that permits it, before you take paying guests. Letting without consent can breach the mortgage terms and, in the worst case, give the lender grounds to call in the loan.
Lenders also expect proper buildings insurance with their interest noted on the policy, so a claim payment protects their security in the property. A discretionary platform scheme does not satisfy that requirement. Sort consent and a lender-recognised short-let buildings policy before the first booking.
Leasehold and freeholder consent
If your flat is leasehold, the lease often restricts short lets. Common clauses ban letting for less than a set period, require use as a private residence only, or prohibit business use. Short-letting against these terms is a breach of the lease that the freeholder or management company can act on, sometimes leading to forfeiture.
Check the lease before you list and get written consent from the freeholder where it is needed. Blocks of flats also worry about extra footfall, key handovers and the buildings insurance the freeholder holds, which may not contemplate paying guests coming and going. Sort consent in writing so there is no dispute later.
Planning permission and change of use
Letting a whole property to a steady stream of guests can amount to a material change of use from a home to visitor accommodation, which may need planning permission. This is most likely where letting is intensive, year-round or in an area the council has flagged with a short-term let control or registration policy.
The UK government has confirmed a short-term lets registration scheme for England, and some councils already use planning powers to manage numbers in tourist hotspots. Check your local planning position, since acting without permission can bring an enforcement notice. Rules differ across England, Scotland and Wales, so treat each property on its own facts.
The end of the Furnished Holiday Lettings tax regime
The Furnished Holiday Lettings tax regime ended in April 2025. Short lets that used to qualify no longer get the old advantages, so the tax treatment now broadly follows the rules for other property businesses. Full mortgage interest relief as an expense and the more generous capital allowances that came with FHL status have gone.
In practice this can change how much of your finance costs you can offset and how gains are taxed when you sell. The way you hold and run the property, and whether you use a limited company, all feed into the position. Take current tax advice, since this is a recent change and the detail matters.
Safety duties: gas, electrical, fire and alarms
Paying guests raise the safety bar. You need an annual gas safety check by a Gas Safe registered engineer, safe and tested electrical installations and appliances, and working smoke alarms and carbon monoxide alarms fitted where the rules require them. Furniture and furnishings should meet fire safety standards, and escape routes must be clear.
Many properties also need a fire risk assessment, and licensing or planning conditions can add their own safety terms. Keeping certificates current is not just good practice, it supports any claim and helps prove public liability cover is valid. See our short-let and holiday let insurance guide for how cover fits alongside these duties.
Every short-let host has to meet the rules for their own property and location. Compare short-let insurance quotes to see how your property type, occupancy and letting pattern are rated across the MyMoneyComparison.com broker panel.
Who needs Airbnb insurance?
Anyone letting a property to paying guests on a short-term basis needs specialist short-let cover, but the policy looks very different depending on whether you let a whole home, a spare room, a holiday cottage or a run of serviced flats. Standard home insurance and ordinary buy-to-let landlord insurance both exclude short-term letting and paying guests, so letting on Airbnb without the right policy can leave you uninsured the moment something goes wrong.
Whole-home Airbnb hosts
Hosts letting an entire house or flat to guests while they stay elsewhere. Cover needs buildings at full rebuild cost, contents for guest use, public liability and loss of income built into the policy from the first booking.
Live-in hosts letting a room
People letting a spare room in their own home to guests while they live there. Ordinary home insurance does not cover paying guests, so cover has to be extended or replaced to keep both the building and your own belongings protected.
Holiday-let owners
Owners of cottages, coastal and rural properties let to holidaymakers for short stays. Cover has to handle seasonal use, void gaps between bookings and the unoccupied periods that standard policies cut short once a property sits empty.
Serviced accommodation operators
Operators running serviced apartments or aparthotels across one or more units. Cover needs higher liability limits, contents for constant guest turnover and employers' liability where cleaners and a changeover team are used.
Landlords switching to short lets
Landlords moving a property from an assured shorthold tenancy to Airbnb or holiday letting. A buy-to-let policy will not respond to paying guests, so the cover has to be switched to a short-let basis before the first guest arrives.
Second-home hosts
Owners of a second home who let it to guests when they are not using it themselves. Mixing personal use with paying stays needs a policy that covers both, along with the void spells when the property sits empty between bookings.
Whatever the property and the way you let it, cover should reflect how guests actually use it. Compare Airbnb and short-let insurance quotes to match the policy to your property, your guests and how often you let.
Proper short-let insurance vs Airbnb AirCover
Hosts often assume AirCover for Hosts is their insurance. It is not. AirCover is a discretionary protection scheme run by the platform, while a specialist short-let policy is a full contract with an FCA-authorised insurer. The two do very different jobs, and relying on the scheme alone is one of the most common reasons a host is left exposed after a claim.
| Comparison | Specialist short-let insurance FCA-regulated policy | Airbnb AirCover for Hosts Discretionary platform scheme |
|---|---|---|
| What it actually is | A full insurance contract with an FCA-authorised insurer, arranged through a regulated broker. Cover, limits and exclusions are set out in a policy wording you can hold the insurer to | A discretionary protection scheme run by the platform, not an FCA-regulated insurance policy. It sits on top of a booking as a goodwill backstop, not a contract of insurance |
| Who decides a payout | The insurer is bound by the policy wording and FCA rules. A declined claim can be referred to the Financial Ombudsman Service, so there is an independent route if you disagree | The platform decides what to pay at its own discretion. There is no policy wording to enforce and no Financial Ombudsman route, so the outcome sits with the platform |
| Buildings and lost income | Buildings insured at full rebuild cost for owners of the property, plus loss of income while it is uninhabitable after an insured event and during the void between bookings | No buildings sum insured and no loss of income cover between bookings. The focus is guest-caused damage during a stay, not the fabric of the building or your lost earnings |
| Public liability | Property owners' and public liability for guest injury, typically £2m with £5m commonly chosen. This is the cover a mortgage lender and many freeholders expect a host to hold | Host liability cover is limited and platform-run. It does not replace a standalone public liability policy and does not respond to injury outside an Airbnb booking |
| What is excluded | Contents cover at limits set for guest wear, breakage and theft, with high-value items covered to agreed sums. Accidental and malicious damage by guests can be included | Commonly excludes high-value items, cash and shared or communal areas, and applies its own caps. Items you assume are protected can fall outside what the scheme will pay |
| Which bookings are covered | Responds to lettings across all your platforms and to direct bookings, so the cover follows the property however the guest found it, not a single booking channel | Only applies to bookings made through Airbnb. Direct bookings, Vrbo, Booking.com and any stay arranged off-platform fall outside it entirely |
| If you rely on the wrong one | Cover responds correctly, the claim is assessed against the wording, and the policy meets mortgage lender requirements with the lender's interest noted | Gaps show up at the worst moment. It does not meet a mortgage lender's requirements, does not replace public liability, and a discretionary decision can leave you uncovered |
Important: Cover detail shown is indicative of how UK short-let and holiday let policies are typically structured, and of how the Airbnb AirCover for Hosts scheme is described. It is illustrative only and does not constitute a quotation or offer of insurance. Specific policy wording, sums insured, indemnity periods and exclusions vary by insurer and individual circumstances. MyMoneyComparison.com Ltd is authorised and regulated by the Financial Conduct Authority, FCA registration number 916241.
AirCover is a useful backstop, but it is not the cover a mortgaged or leasehold host needs. If you have switched from a long let, note that ordinary landlord insurance will not stretch to paying guests either. Compare specialist short-let quotes to match cover to the way the property is actually let.
Specialist Airbnb & Short-Let Insurance
Specialist Airbnb and short-let insurance comparison since 2013
Since 2013, MyMoneyComparison.com has helped UK hosts find short-let cover without the runaround. Whether you are letting your first whole-home Airbnb, letting a spare room while you live there, running a holiday cottage, operating serviced accommodation or switching a buy-to-let over to short stays, our specialist broker panel underwrites short-let property every day. Compare specialist Airbnb insurance from a panel that understands rebuild cost, guest liability, malicious damage, loss of income and unoccupied property between bookings.
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Everything You Need to Know
Detailed answers to help you understand more about Airbnb and short-let insurance.
Do I need special insurance to host on Airbnb?
Yes. Standard home insurance and ordinary buy-to-let or landlord policies exclude paying guests and short-term letting. Hosting without telling your insurer can invalidate the policy, so even an unrelated claim such as storm damage can be declined. You need a specialist short-let or Airbnb policy.
Isn't AirCover from Airbnb enough?
No. AirCover for Hosts is a discretionary platform scheme, not FCA-regulated insurance. Airbnb decides payouts, it commonly excludes high-value items, cash and communal areas, and it only applies to Airbnb bookings. It does not meet mortgage lender requirements or replace proper public liability.
How much does Airbnb insurance cost in the UK?
As a rough guide, a two-bed London short-let flat runs about £35 to £55 a month including loss of income cover, and a regional property around £45 a month. The price depends on the property, its location, guest numbers and how many nights you let a year.
What does Airbnb insurance cover?
A proper policy covers the buildings at rebuild cost, contents at higher limits for guest wear and theft, public liability for guest injury, accidental and malicious damage by guests, theft, and loss of booking income when the property is uninhabitable after an insured event.
Does it cover damage caused by guests?
Yes. Specialist short-let cover includes accidental and malicious damage by guests, which standard home and landlord policies specifically exclude. Theft by guests can also be covered. A signed inventory and clear house rules help support a claim.
How much public liability do I need?
Public liability of £2m is a sensible minimum for a short let, with £5m commonly chosen. It covers you if a guest is injured, for example a trip, a fall or a faulty appliance, and a single injury claim can run into six figures.
Am I covered between bookings when the property is empty?
A specialist policy keeps cover in place during the void gaps between bookings. Standard policies usually cut cover to limited perils after around 30 days empty, which is a real gap for seasonal or occasional short lets.
Do I need my mortgage lender's or freeholder's permission?
Usually yes. Most buy-to-let and residential mortgages, and many leases, restrict short-term letting, so you generally need consent before hosting. Lenders also expect formal insurance with their interest noted, which AirCover does not provide.
What are the rules on short lets in the UK?
In London, whole-home lets are capped at 90 nights a year without planning permission. Scotland requires a short-term let licence, and Wales is introducing a registration and licensing scheme. Local planning and safety rules also apply.
Does it cover loss of income?
Yes. Loss of income cover replaces the booking income you lose when the property cannot be let after an insured event such as a fire or a major leak, up to a set limit or period. It is one of the most valuable parts of a short-let policy.
Can I insure a room in my own home that I let out?
Yes. Live-in hosts letting a room to paying guests still need cover that reflects the guest use, because a standard home policy may not respond to guest damage, theft or liability. Declare the arrangement so the cover stays valid.
Why use a specialist short-let broker instead of a comparison site?
Mainstream sites are built around standard home and buy-to-let cover and cannot handle paying guests, void gaps or guest damage. A specialist short-let broker arranges the right cover and makes sure it responds at claim time. MyMoneyComparison.com connects you with FCA-authorised specialist brokers.
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