UK Commercial Property Portfolio Insurance Quotes
Commercial Property Portfolio Insurance
Multiple commercial buildings on one policy, one schedule and one renewal, from shops and offices to industrial units and warehouses.
Why compare portfolio cover here?
- Put multiple commercial properties on one policy, one schedule and one renewal
- Covers let, owner-occupied and vacant units across shops, offices, warehouses and mixed-use buildings
- One combined sum insured from each property's declared rebuild value
What is commercial property portfolio insurance?
Commercial property portfolio insurance puts several commercial buildings on one policy, one schedule and one renewal date, instead of a separate policy for every property. A single master policy lists each shop, office, industrial unit, warehouse or mixed-use building, with its own declared rebuild value, and applies one set of terms, one premium and one point of contact across the whole holding. Each property still carries its own reinstatement sum insured, and the average condition applies property by property, so the declared value must be right on every building, not just on the portfolio total. Cover runs across let, part-let, owner-occupied and vacant units on the same schedule, with property owners' liability and loss of rent applied portfolio-wide.
An owner, investor or property company that holds more than one commercial building often ends up with a stack of separate policies: different insurers, different wordings and renewal dates scattered across the year. A portfolio policy replaces that stack with a single schedule. Every building sits on the same document with its own declared value, the renewal dates are aligned, and the administration collapses from several policies to one. It takes the same core commercial property insurance and applies it to the whole holding at once.
The schedule is the heart of the policy. It moves with the portfolio: properties are added when they are acquired and removed when they are sold, mid-term, with declared values and terms reviewed at renewal. Mixed occupancy sits together on that one schedule, so let, part-let, owner-occupied and empty units all appear on the same document, with void units carrying the usual unoccupied conditions rather than needing a policy of their own. This differs from insuring a single building under commercial landlord insurance, where one premises stands alone.
The brokers on our panel place commercial portfolios day in, day out, from a handful of units to national holdings. They know why each building's rebuild cost has to be declared in its own right, how the average condition bites property by property, and how tenant trades, listed status, flat roofs and flood-zone postcodes across a mixed holding shape the terms. The premium is set against the real portfolio and how each property is used, rather than a single template stretched across every address.
Related commercial property cover
How commercial property portfolio insurance works
List the schedule of properties
Set out every building on the schedule with its type, rebuild sum insured, whether it is let, owner-occupied or empty, the tenant trades, the postcode and how it is built. Accurate declared values on each property bring back sharper quotes.
Weigh up portfolio quotes
Your details reach brokers who rate commercial portfolios every working day. They price the buildings, contents, property owners' liability and loss of rent across the whole schedule rather than one address at a time.
Consolidate onto one renewal
Bring the holding onto a single master policy with one premium, one point of contact and one renewal date, then add or remove properties mid-term and review declared values as the portfolio changes.
What commercial property portfolio insurance covers
A commercial property portfolio policy is one master policy that lists every property on a single schedule, held under one renewal date instead of a stack of separate policies. The core covers, buildings for each building, property owners' liability and loss of rent, are written once and applied across the whole holding, from a handful of units to a national portfolio.
One master policy
Every property on one schedule
Schedule of properties
Each building declared at its own rebuild sum insured
Shops and retail units
£Rebuild sum insured
Offices
£Rebuild sum insured
Industrial and warehouse units
£Rebuild sum insured
Mixed-use premises
£Rebuild sum insured
Vacant and void units
£On the schedule under void terms
Buildings on a rebuild basis for every property Core cover
Each building on the schedule carries its own rebuild (reinstatement) sum insured, protected against fire, flood, storm, escape of water, impact, malicious damage and theft, with site clearance and professional fees. Average applies property by property, so the declared value has to be right on each building, not just across the portfolio total.
Applied per propertyPortfolio-wide property owners' liability Core cover
One liability section covering legal liability for injury to visitors, tenants and members of the public, and damage to their property, where the claim arises from any building held on the schedule. A single limit runs across the whole holding rather than a separate arrangement per site.
Across the portfolioLoss of rent across the let units Core cover
Rental income kept flowing on the let and part-let units while a property is reinstated after an insured loss, so a fire or flood on one building does not also strip out its yield. The indemnity period is chosen up front and set across the let units on the schedule.
Across let unitsUnoccupied and void units
Empty units sitting on the schedule stay on the policy under its unoccupied conditions, so a void between lettings keeps buildings protection rather than dropping off cover. The usual void requirements, such as inspections and services shut off, apply to those units.
Void units on the scheduleContents of common parts and owner's fixtures
Owner's fixtures and fittings, plus the contents of shared areas such as entrances, corridors, lifts and plant rooms across the properties held. This is the owner's own cover, sitting alongside the buildings sums and separate from any tenant's own contents.
Common parts and owner's itemsOptions applied across the schedule
Extra sections added across the holding under one set of terms: terrorism, subsidence, glass and engineering inspection for lifts and plant. Options can be set portfolio-wide or on the units where they are needed, so the policy matches the mix of buildings held.
Optional across the holdingPut the whole holding on one schedule and one renewal, with buildings, liability and loss of rent set across every property.
Compare commercial property portfolio insurance quotesWhat commercial property portfolio insurance does not cover
A portfolio policy is priced building by building on the schedule: the property type, how each unit is occupied, the tenant trade, the declared rebuild value and how the risk is managed. Because the schedule holds many properties, the same limits apply on every one of them, and a fact left off a single building can cut the claim on that building even when the rest of the portfolio is in order. Under-declaring on one property, a void running past its allowance and disclosure gaps are the three most common reasons a portfolio claim is reduced or turned down.
Wear, tear and gradual damage
Loss caused by age, general deterioration, poor upkeep, a slowly operating cause, rot, damp or corrosion falls outside the policy on every building in the schedule. Keeping the fabric of each property in good order is the owner's job, and across a larger holding that upkeep has to be planned building by building. Cover answers sudden, one-off events, not damage that builds up over months or years.
Void units empty past the agreed period
Void units sit on the same schedule as the let and owner-occupied ones, but each carries its own unoccupied conditions. Standard wordings usually allow 30, 60 or 90 days empty before cover on that unit drops back to fire, lightning and explosion alone. Let a void run past its allowance without an unoccupied basis agreed and that building loses escape of water, theft, malicious damage and accidental damage protection, even while the rest of the portfolio stays fully covered.
Undisclosed facts on any property
Listed status, past subsidence, earlier flooding, asbestos, the cladding type, a change of tenant trade and previous claims all have to be told to the insurer at quote and again at renewal, for each property on the schedule. Across a portfolio it is easy to overlook a single building, but under the Insurance Act 2015 a claim can be reduced or refused, and cover on that property voided, where those facts are misrepresented.
Under-declaring on one building
The average condition applies property by property, not just to the portfolio total. Set one building's declared value below its real rebuild cost and average bites on that building alone, cutting its payout in line with the shortfall even if every other property is fully declared. Get the rebuild figure right on each address, working to the full reinstatement cost rather than the market or resale value.
Tenant trade outside declared scope
Each let unit on the schedule is rated on the tenant trade you declared for it. A unit listed as an office let but actually run as a takeaway, vape shop or workshop no longer matches that rating. With tenants coming and going across a portfolio, tell the insurer as each occupier changes, above all when the new trade carries more risk than the one on the schedule.
Prior flood and subsidence claims
Where one building in the holding has already claimed for flood or subsidence, insurers often strip those perils out for that property at renewal or attach a larger excess to it, while the rest of the schedule keeps full terms. A single higher-risk address in a flood-zone postcode can shape the excess applied to that property under the Environment Agency flood map, so each building is assessed on its own record.
What is excluded shifts from insurer to insurer and building to building, so on a portfolio it pays to check the terms property by property, not just the headline schedule. Read the wording on void-unit limits, declared values, tenant trade and disclosure closely before you commit. For more on empty buildings within a holding, see our unoccupied commercial property insurance guide.
What goes on a commercial property portfolio schedule
A commercial portfolio holds different building types together, and every one of them sits on a single schedule rather than under its own separate policy. Shops, offices, industrial and warehouse units, mixed-use buildings and empty units each become one line, carrying its own declared rebuild value and its own occupancy, so the whole holding is read from one sheet.
Schedule of properties
One sheet, one renewal, every building listed
| Property type | Occupancy | Declared value | Status |
|---|---|---|---|
|
Shops and retail unitsHigh street shops, retail park units, takeaways
|
Let to tenant | £Rebuild sum | On the schedule |
|
OfficesSingle-let and multi-let office blocks
|
Part-let | £Rebuild sum | On the schedule |
|
Industrial and warehouse unitsWarehouses, depots, logistics and trade units
|
Owner-occupied | £Rebuild sum | On the schedule |
|
Mixed-use buildingsFlats above shops, retail with living space
|
Let to tenant | £Rebuild sum | On the schedule |
|
Vacant and void unitsEmpty between lettings, under void conditions
|
Unoccupied | £Rebuild sum | On the schedule |
| Properties are added and removed as the holding changes, and declared values are reviewed at renewal. | |||
One portfolio schedule
Every building on one policy, one renewal date and one point of contact. Buy or sell a property and the schedule moves with the holding, with one set of terms and excesses across the whole lot.
A stack of separate policies
One policy per building, each with its own insurer, its own renewal date and its own paperwork. Different terms, scattered excesses and several renewals to chase across the year.
Declared values and rebuild cost across a portfolio.
On a portfolio schedule, every property carries its own declared value, and that figure is its rebuild (reinstatement) cost, not what it would sell for. The combined sum insured is simply the sum of those per-property figures added together, and the average condition is tested building by building. Get one property's declared value wrong and the shortfall bites that building alone, even when the portfolio total still looks about right.
The building plus its land on the open market, driven by location, demand, planning and the strength of any tenant covenants. Put the same unit on a weaker high street and it might fetch just £250,000. On a portfolio, the resale or investment value of the holding is what a buyer would pay, and it has nothing to do with reinstating any single building, because the land is never lost in a fire or flood.
The declared value for each property is what it would cost to demolish and reconstruct the structure as it stands, at today's materials and labour rates, including site clearance, professional fees and the uplift needed to meet current building regulations.
- Building reconstruction£280,000
- Demolition and site clearance£18,000
- Professional fees£22,000
- Building regulations uplift£15,000
- Project management£10,000
- Declared value for this unit£345,000
The combined sum insured is the sum of the parts.
Each property on the schedule contributes its own declared rebuild value, and the master policy adds them together into one combined sum insured. That total is only as sound as the weakest figure inside it, because the insurer checks each building against its own declared value, not against the portfolio as a whole.
A generous figure on one unit does not top up a thin figure on another. Average is applied to each building on its own declared value, so the combined total can look adequate while one property is quietly underinsured.
Under-declare one building, and only that building's claim is cut.
If a single property is declared for less than its full rebuild value, the insurer applies "average" to that property alone and reduces its settlement in proportion to the shortfall. The rest of the schedule pays normally, so the problem hides until Unit C actually claims. Declare this unit for 70% of the correct £345,000 and the maths below applies to every claim on it, not just a total loss.
Get every declared value right, then keep them right
Base each property's declared value on a professional reinstatement cost assessment from a RICS surveyor, not the purchase price, the book value or a rough guess. A formal assessment typically costs £500 to £1,500 per building, and every figure on the schedule should be reviewed and index-linked each year, because building costs have been rising by as much as 7% a year and any declared value left untouched quietly slides into underinsurance. Across a portfolio the review runs building by building, so a single stale figure does not undo the whole schedule.
Compare commercial property portfolio insurance quotes once each property carries an accurate rebuild figure.
What impacts commercial property portfolio insurance costs
A portfolio premium is built up from every building on the schedule, then shaped by the mix and spread of the holding as a whole. A run of modern, sprinklered offices let to professional firms rates very differently to a schedule mixing Victorian shops, takeaways, industrial units and a void or two across flood-risk postcodes. Knowing which factors move the figure up or down, both per property and across the portfolio, helps you ask sharper questions before you buy.
Give the insurer a full, accurate schedule of every property, how each is occupied and the tenant trades right at quote stage. Appetite for commercial portfolios varies more than in almost any line of UK insurance. Some insurers steer clear of takeaways, vape shops, listed buildings or void units, while others build their book around exactly those risks and around larger holdings. Specialist brokers know which insurer will take on a whole mixed schedule, so a complete portfolio picture points you at the right market rather than a declined application further down the line.
MMC Commercial Property Specialists, FCA-authorised (reg. 916241)
Portfolio size and property mix
The number of properties on the schedule and how varied they are sets the starting point. A uniform run of similar units rates more keenly than a mixed holding of shops, offices, industrial units and listed buildings, each with its own construction, age and roof type feeding the underwriter's view.
Combined declared rebuild values
Each property carries its own full rebuild cost on the schedule, and those declared values add up to the combined sum insured the portfolio is rated on. Loss of rent and contents of common parts sit on top. The larger the total declared, the higher the premium, and bigger buildings often bring a survey.
Occupancy mix across the schedule
Let, part-let, owner-occupied and void units each rate on their own basis within the same schedule, and the balance between them shapes the whole. The tenant trades carry their own loadings too: a schedule holding takeaways, vape shops, pubs, salons or gyms sits in restricted-appetite territory that many mainstream insurers decline.
Geographic spread of the holding
Where the properties sit matters as much as what they are. Environment Agency flood zones, subsidence-prone ground and crime-heavy postcodes across the schedule feed into the rate. A holding spread across regions can dilute a single location's risk, while several buildings clustered in one flood-prone area concentrates it.
Portfolio claims history and voids
The combined claims record across the holding shapes the rate, and earlier fire, flood, subsidence or theft claims on any building push it up. The proportion of void units at any time matters too, as empty premises carry loadings, alongside listed status and asbestos once a survey is done.
Portfolio-wide risk management
Consistent standards across the schedule tell their own story: monitored intruder alarms, BS5839 fire detection, sprinklers, BS EN standard locks, CCTV with off-site recording and up-to-date electrical certificates on every property. A holding managed to one standard tends to rate more keenly than a patchwork of mixed protection.
Every building on the schedule is rated on its own construction, occupancy, location and risk management, then the holding is priced as a whole. Compare commercial property portfolio insurance quotes to see how the size, mix and spread of your portfolio shape the premium across our specialist broker panel.
Choose your portfolio cover level
Portfolio cover is built up in layers and applied across the whole schedule, and most policies group those layers into three levels. Which level fits turns on the mix of let, owner-occupied and void units, the combined declared values and the trades carried on across the holding. Most owners land on the Standard package, which stacks property owners' liability, loss of rent and tenant-related lines on top of the buildings core for every property on the schedule.
Buildings only
The floor for a portfolio: every property on the schedule insured at its declared rebuild value against the usual perils, with no liability, no rental income protection and no contents. It fits only a narrow set of holdings, such as bare freehold investments where liability is arranged elsewhere.
- Buildings at full rebuild value
- Fire, flood, storm and theft
- Property owners liability
- Loss of rent or business interruption
- Contents, stock or glass
Standard portfolio cover
The realistic starting point for most holdings. On top of the buildings core it adds property owners' liability across the schedule, loss of rent on the let units, an accidental damage extension and glass cover. This is where the bulk of portfolio owners sit, and the shape most insurers quote by default across a mixed schedule.
- Everything in Buildings Only
- Property owner's liability £2m+
- Loss of rent or business interruption
- Glass and shopfront cover
- Accidental damage extension
Comprehensive plus extras
Built for larger or more varied holdings carrying more exposure. On top of Standard it brings engineering inspection, terrorism, legal expenses and contents of common parts across the schedule. It suits portfolios holding multi-tenant blocks, hospitality, listed buildings and owner-occupied premises with staff on site.
- Everything in Standard
- Contents and stock cover
- Engineering inspection
- Terrorism cover via Pool Re
- Legal expenses and tenant disputes
| Cover feature | Buildings | Standard | Comprehensive |
|---|---|---|---|
| Buildings at full rebuild value | |||
| Fire, flood, storm and theft | |||
| Property owners liability | |||
| Loss of rent or business interruption | |||
| Glass and shopfront cover | |||
| Accidental damage extension | |||
| Contents, stock and equipment | |||
| Engineering inspection (LOLER/PUWER) | |||
| Terrorism cover via Pool Re | |||
| Legal expenses and tenant disputes |
What sits in each package, and which extras are optional, differs between insurers, and on a portfolio the level applies across the whole schedule. Compare commercial property portfolio insurance quotes to see what each level includes for the mix, occupancy and tenant profile of your holding.
How much does commercial property portfolio insurance cost?
A portfolio premium is built from the whole schedule, so it turns on how many properties you hold, what they are, how they are occupied and their combined declared value. Rather than quote figures that would not match your own schedule, the guide below shows where lower, middle and higher portfolio profiles sit and what moves the premium.
A commercial property portfolio premium is built from the combined sum insured across the schedule, the number and type of properties, how each is occupied including any vacant units, the spread of locations and flood or subsidence exposure, the property owners' liability limit and loss of rent basis, and the claims history across the holding. A small schedule of standard let units sits at the lower end. A larger, mixed schedule sits in the middle. Big or high-risk portfolios, or those with vacant units and prior claims, sit at the higher end and are individually underwritten. Consolidating onto one schedule can carry an efficiency over separate policies, but every premium is set to the holding, so comparing the whole broker panel is how a portfolio owner finds the right price.
A handful of standard units
where a small portfolio sits
A few standard commercial units let to stable tenants, standard construction, low-risk postcodes and a clean claims history, consolidated onto one schedule with one renewal. Buildings per property, portfolio-wide property owners' liability and loss of rent.
Premium moves with- Combined sum insured and number of units
- Occupancy across the schedule
- Locations, security and claims history
A mixed commercial holding
more properties, more moving parts
A larger schedule mixing shops, offices, industrial units and mixed-use buildings across several locations, with a mix of let, part-let and owner-occupied units. Cover carries portfolio-wide liability, loss of rent and the extensions a varied holding needs.
Premium moves with- Property mix and construction types
- Occupancy mix and any void units
- Loss of rent indemnity period
Large or high-risk portfolio
individually underwritten by specialist insurers
A large national portfolio, or a schedule holding vacant units, listed buildings, flood-exposed sites or a run of prior claims. These are case-rated by specialist insurers against the whole holding rather than a standard table.
Premium moves with- Portfolio size and combined value
- Void units and inspection regime
- Flood, subsidence and prior claims
A portfolio policy rates the whole schedule together: the combined sum insured built from each property's declared rebuild value, the property mix, the occupancy including any vacant units, the spread of locations and the claims history across the holding. Vacant units on the schedule sit higher up the scale because theft, malicious damage and escape of water rise while a unit is empty, so honest occupancy declaration and the void conditions matter on each one. Listed buildings, property under renovation and flood-exposed sites within the schedule usually need specialist terms. Consolidating separate policies onto one schedule aligns the renewal date and can carry an administrative and often a cost efficiency, but the premium is still set to the whole holding, not a standard table.
Important: This page describes what drives a commercial property portfolio premium rather than quoting figures, because a premium can only be set against your own schedule of properties, their values and occupancy. Nothing here is a quotation or an offer of insurance. Actual premiums vary by portfolio size, property mix, construction, occupancy, locations, claims history and insurer, so always compare several quotes before you buy. MyMoneyComparison.com Ltd is authorised and regulated by the Financial Conduct Authority, FCA registration number 916241.
Premiums are individually quoted. Compare commercial property portfolio insurance quotes to see what your specific schedule of properties prices at across the MyMoneyComparison.com broker panel.
When portfolio claims get paid, and when they get declined or reduced
The large majority of commercial property claims settle without a fuss, and on a portfolio each one is judged against the entry for that building on the schedule. Where a claim is cut back or turned down, the cause sits on a short and familiar list: the property was declared below its full rebuild figure, a void ran empty longer than allowed, a material fact on that building was never mentioned, or a tenant was trading in a way the schedule never recorded. Whether you collect the full amount or a reduced one is, in practice, settled property by property at the quote stage rather than on the day of the loss.
| Scenario | When the claim is paid in full | When the claim is reduced or declined |
|---|---|---|
| Fire damage to a let commercial unit | Paid The building is insured at its current full rebuild figure, the tenant trade matches what the schedule records, electrical and fire risk assessments are in date, and loss of rent is set to a sensible indemnity period. | Reduced Where that building's declared value falls short of its real rebuild cost, average bites on that property alone and its payout is scaled back, even when the portfolio total looks adequate. A tenant trade never declared on the unit (a vape shop or takeaway, say) can remove cover on it altogether. |
| Escape of water from internal plumbing | Paid The unit is occupied, or still inside the vacancy window the schedule permits, the pipework has been kept in reasonable order, the loss is reported quickly, and the cause is a sudden burst rather than a slow, long-running leak. | Declined Once the property has stood empty past the 30, 60 or 90 day limit, escape of water usually drops back to FLEX perils only. A gradual seep is treated as wear and tear, and neglected plumbing spotted during assessment counts against the claim. |
| Storm damage to roof or external structure | Paid The loss follows a genuine storm backed by wind speed and rainfall records, the building was sound beforehand, and the proportion of flat roof was declared correctly. | Declined Roof already in poor repair is put down to wear and tear, an undeclared flat roof sits outside the cover, or the weather on the day never reached the wind speed the storm definition requires. |
| Malicious damage caused by an outgoing tenant | Paid Malicious damage by tenants is endorsed onto the policy, the harm is plainly deliberate rather than everyday wear, and a police crime reference was logged when the damage came to light. | Declined The base policy carries no malicious damage endorsement, the damage is recategorised as fair wear and tear, or it is pushed back to the tenant deposit and the lease dilapidation terms instead. |
| Subsidence cracking to walls or foundations | Paid Subsidence sits on the policy, no earlier subsidence was declared at quote, a structural engineer's report pins down the cause, and drainage and nearby trees have been kept in reasonable check. | Declined Earlier subsidence went undeclared at quote (an Insurance Act 2015 breach), subsidence was struck off entirely at renewal after a previous claim, or the movement is judged to be settlement rather than subsidence. |
| Visitor injured by a falling tile or trip hazard | Paid Property owners' liability of £2m or more runs across the schedule, upkeep on that property is documented, no earlier warning about the same hazard was left unaddressed, and reasonable care was taken over the common parts. | Declined Property owners' liability was left off the schedule for that building, the hazard had been flagged before and ignored, or the injury ties back to a tenant trade activity that belongs on the tenant's own liability cover. |
A reduced or refused portfolio claim nearly always comes down to one of four things on a single building: its declared value set too low so average applies to that property, a void running past its declared limit, a material fact left out on that address (earlier subsidence, listed status, a change of tenant trade), or a cover line simply not chosen for it at quote. At claim stage, loss adjusters commonly ask for that building's rebuild valuation, its vacancy timeline, the original declaration and the tenancy agreements, checking the schedule entry lines up with the property as it really is.
Specialist portfolio brokers build these outcomes into the cover before anything goes wrong, checking the declared value and terms on every property. Compare commercial property portfolio insurance quotes to see what sits in the policy as standard across the schedule and what has to be endorsed for individual buildings and tenants.
How to prepare for a commercial property portfolio insurance quote
A portfolio quote turns on the schedule of properties, so the underwriting picture is only as good as the figures against each building. Spend a little time building a clean schedule of every property, its declared rebuild value and how each unit is occupied before you open the form, and you get sharper quotes for the whole book, far fewer follow-up questions, and one set of terms that fits every property.
Build a schedule with a declared value per property
The schedule of properties is the heart of the quote, so line up every building with its own declared rebuild figure before you begin.
- Address and construction for each property listed
- Rebuild (reinstatement) value per building, not just the total
- Combined sum insured across the whole schedule
- Listed status, flat roof and construction flags per unit
Map the occupancy mix across the schedule
A portfolio holds a mix of occupancies, so record how each property is used and flag the void units that carry unoccupied conditions.
- Let, part-let, owner-occupied or vacant per unit
- Tenant trades and lease terms across the book
- Rent roll per let property and loss of rent basis
- Recent acquisitions, pending sales and claims history
Compare and talk to a specialist
Submit the schedule once and get matched with brokers who underwrite whole commercial portfolios, not single buildings.
- Quotes from FCA-regulated specialist brokers
- One policy, one schedule and one renewal date
- Portfolio-wide property owners liability and loss of rent
- One form, several quotes for the whole holding
High-risk properties held within a portfolio
Few portfolios are made up of clean, standard buildings alone. A listed property, a unit in a flood-zone postcode, a building with subsidence history, a void awaiting a new tenant or a non-standard construction can each sit on the same schedule as the rest of the holding. A portfolio policy can carry these harder risks alongside the mainstream units, but each one still has to be underwritten on its own facts. Open any heading below to see how specialist underwriting treats the eight kinds of higher-risk property that most often turn up inside a commercial portfolio.
Listed buildings and period property
Where a portfolio holds a listed building, its Grade I, Grade II* or Grade II status brings conservation duties that push the rebuild cost well above the norm. Putting it back like for like calls for period materials, heritage trades and sign-off from a conservation officer, which can take that property's declared value to somewhere between 1.5 and 3 times the rate for the equivalent modern build, so its own line on the schedule has to reflect that.
A specialist portfolio insurer rates the listed unit for conservation-grade reinstatement and the longer claims timeline while still carrying it on the same schedule as the standard buildings. See our listed building commercial insurance guide for specialist cover.
Flood-risk postcodes and EA flood zones
A property in an Environment Agency Flood Zone 2 (medium risk) or Flood Zone 3 (high risk) postcode routinely brings raised flood excesses of £2,500 to £25,000, and the flood peril may be applied to that unit alone rather than the whole schedule. A building with earlier flood claims meets the tightest restrictions of all.
Specialist flood underwriters, along with the commercial-property counterparts to the Flood Re scheme, mean cover can usually be found for the exposed property while the rest of the portfolio rates normally, though at markedly higher rates on that unit and with surveyor-led improvements attached. Resilience work such as raised electrics, flood barriers and dry-flood-proofing can bring the excess down on that building and open up cover that would otherwise be refused.
Subsidence history and clay soil postcodes
One property on the schedule with a previous subsidence claim, a clay-soil postcode (parts of the South East and South West especially), or mature trees standing close enough to affect the foundations will draw underwriting restrictions specific to that building. After a prior claim, subsidence is frequently dropped from the cover on that unit at renewal.
A specialist portfolio insurer can still take on the affected property where the movement has been stabilised, engineering reports back up the cause, and monitoring stays in place, leaving the rest of the schedule on standard terms. Mainstream insurers usually apply a blanket subsidence exclusion on any building with claim history.
Vacant and unoccupied commercial property
Void units are a normal part of a working portfolio, and most schedules allow 30, 60 or 90 days of vacancy on a unit before its cover falls back to FLEX (fire, lightning, explosion) only. Left empty beyond that without the unoccupied conditions applied, that property loses escape of water, theft, malicious damage and accidental damage completely, and that is exactly when most vacant-property claims happen.
On a portfolio the empty units stay on the same schedule as the let and owner-occupied ones, each flagged as vacant and carrying the usual unoccupied conditions sized to the reason for the void, whether between tenants, mid-renovation, awaiting sale or in probate. Insurers ask for documented inspections, the water system drained down and security in place. See our vacant commercial property insurance guide.
Hospitality, pubs and restaurant property
A portfolio with a pub, restaurant, takeaway, hotel or nightclub tenant carries a unit from a restricted part of the market. Hospitality premises come with a higher fire load (commercial kitchens, deep-fat fryers, late-night trading), greater public liability exposure, and trade-specific questions around licensing, capacity and opening hours, all of which rate that property differently from the shops and offices beside it on the schedule.
Many mainstream insurers treat takeaways and vape shops as decline-by-default trades, which can knock back a whole schedule that includes one. Specialist underwriters rate the hospitality unit on its own merits, weighing kitchen fire suppression, gas safety, electrical compliance and late-night security into the price for that property.
Asbestos, cladding and composite construction
Where a pre-2000 property on the schedule used asbestos in its roofing, insulation or partition walls, the Control of Asbestos Regulations 2012 bring management duties with them. Insurers want an asbestos survey, a management plan, and notice of any disturbance to that material during repair work on that building.
Composite-clad buildings, above all those with combustible aluminium composite material (ACM) or insulated panels, have been underwritten far more tightly since 2017, and one such unit can shape the terms for the whole portfolio. Specialist cover is still available where fire risk assessments, certification of the cladding type and a remediation plan are all in place for the affected property.
Flat roof and unusual construction
Once more than 25% to 30% of a property's roof is flat, insurers routinely add excesses or pare back parts of the cover on that unit. Flat roofs carry a higher escape of water and storm exposure, so insurers look for recent inspection reports and a documented upkeep routine on each such building in the portfolio.
Timber-frame, steel-frame, prefabricated and other non-standard builds sitting on the schedule call for specialist underwriting too. Each building's age, the quality of the original work and its present condition all feed its own rating, and a surveyor's inspection is often needed on any property above set rebuild-value thresholds.
Prior claims history and high-risk trades
Across a portfolio, two or more claims on a single building in the past five years, a tenant in a high-risk trade (cannabis cultivation, scrap metal, waste recycling, motor trades handling paint and chemicals, processing plants), or a history of fire or arson at one property will usually put that unit beyond mainstream appetite even where the rest of the schedule is clean.
Specialist insurers assess the affected properties one at a time rather than off a standard rating table, then carry them on the same schedule as the standard buildings. Expect surveyor inspections, risk-improvement conditions, higher excesses and a narrower list of perils on those units. Being straight about claims and trade for every property at quote stage matters, because the Insurance Act 2015 makes an undisclosed material fact grounds to void the policy.
Every higher-risk building falls into its own specialist bracket, yet all of them can still sit on one portfolio schedule. Compare commercial property portfolio insurance quotes to see how each property, occupancy and risk profile in your holding is rated across the MyMoneyComparison.com broker panel.
Who needs commercial property portfolio insurance?
It suits any owner holding more than one commercial building who wants them on a single master policy. Open a role below to see the portfolio need it answers, from one schedule and one renewal to cover that flexes as the holding changes.
What every owner on the schedule shares
One schedule, one renewal date Combined sum insured from per-property values Portfolio-wide liability and loss of rent Schedule flexes for acquisitions and disposalsProperty companies and commercial investorsMultiple buildings on one master policy
Companies and investors holding a run of shops, offices, industrial and warehouse units carry a stack of separate policies with different insurers and renewal dates. Consolidating the holding onto one schedule replaces that stack with a single point of contact.
Portfolio need: every building listed on one schedule, insured under one master policy with a single renewal date to manage.
SPVs and holding companiesCombined sum insured from declared values
Special purpose vehicles and holding companies often own property inside separate corporate structures. One master policy can still list those buildings on a single schedule, each carrying its own rebuild sum insured.
Portfolio need: a combined sum insured built from the declared value of each property, with average applied building by building.
Property funds and asset managersPortfolio-wide liability and loss of rent
Funds and asset managers running a commercial holding on behalf of investors need one set of policy terms and excesses applied across the schedule, plus portfolio-level claims handling rather than case-by-case cover from many insurers.
Portfolio need: property owners' liability across every property and loss of rent across the let units, under one consistent set of terms.
Pension schemes (SIPP and SSAS)Several commercial properties held for a scheme
SIPP and SSAS schemes holding several commercial buildings as scheme assets need each one insured to its rebuild cost. Listing them together keeps the values, terms and renewal aligned across the scheme's holding.
Portfolio need: each scheme property on one schedule at its reinstatement value, with a single renewal to review the holding.
Multi-site landlords letting a run of unitsLet, part-let and void units together
Landlords letting a spread of shops, offices and industrial units carry mixed occupancy across the holding. Let, part-let, owner-occupied and vacant units all sit on the same schedule, with void units carrying the usual unoccupied conditions.
Portfolio need: loss of rent across the let units and one renewal covering the whole run, voids included.
Owners consolidating a growing holdingAdding and removing buildings mid-term
Owners building up a holding buy and sell buildings through the year. A single schedule moves with the portfolio, so a new acquisition is added and a disposal removed mid-term, with declared values reviewed at renewal.
Portfolio need: a schedule that flexes for acquisitions and disposals, adjusted at renewal as the holding grows.
Hold more than one commercial building? One schedule and one renewal can replace a stack of separate policies.
Compare commercial property portfolio insurance quotesOne portfolio policy against a stack of separate policies
A commercial property portfolio brings several buildings onto one master policy with a single schedule, one renewal date and one premium. The alternative is a separate policy for each property, often with different insurers and renewal dates. The row by row contrast below shows where consolidating a holding onto one schedule saves administration and closes gaps, and where forcing the wrong holding into the wrong product costs money or leaves cover short.
Commercial property portfolio
Several commercial buildings held together, such as shops, offices, industrial and warehouse units and mixed-use blocks. Consolidated onto one schedule of declared values with property owners' liability and loss of rent across the holding. The right structure when a commercial holding is managed as one.
Residential or general portfolio
A holding of homes, flats or buy-to-let dwellings is rated and worded around residential occupancy and tenancy law. It is a separate product from a commercial portfolio, so a mixed or residential-led holding belongs on the cover built for it, not on this one.
Single-property cover
One commercial building insured on its own policy. This suits an owner with a single premises, or a first property, and stays sensible until a second or third building makes a shared schedule and one renewal worthwhile.
The wrong structure costs money or leaves gaps either way. Keeping a genuine commercial holding on separate per-property policies means paying duplicated admin and buying overlapping cover while inconsistent excesses hide the shortfalls. Forcing a residential or mixed holding onto a commercial portfolio policy, or pooling one lone building with an unrelated set, can leave occupancy or tenancy exposures unmatched and a declared value out of step property by property. Match the holding to the structure before the shape of the portfolio does the deciding.
Not sure whether your buildings belong on one schedule or on their own policies? It comes down to how many commercial properties you hold and how you manage them.
Compare commercial property portfolio insurance quotesCover structures shown are indicative of how UK commercial property portfolio policies are typically arranged. This is illustrative only and is not a quotation. Schedules, sums insured, excesses and exclusions vary by insurer and individual circumstances. MyMoneyComparison does not advise on or sell insurance; cover is arranged by FCA-regulated UK brokers.
How commercial property portfolio insurance works
Once an owner holds several commercial buildings, a separate policy for each one becomes a stack of different insurers, documents and renewal dates to keep track of. Portfolio insurance draws every property onto one schedule under a single master policy, with one renewal date and one point of contact, and builds the combined sum insured from the declared rebuild value of each building on the list. It runs from a handful of units to a large national holding.
Commercial property portfolio insurance puts two or more commercial buildings on one policy with a single schedule and one renewal date, replacing a separate policy for each property. The combined sum insured is built from the declared rebuild value of every building on the schedule, and average applies property by property, so each declared value has to be right on its own. It suits property companies, investors, SPV (special purpose vehicle) limited companies and multi-site landlords, and lets units be added or removed as the holding changes.
One master policy, one schedule, one renewal
Every building sits on a single schedule under one master policy that renews on one date, with one premium and one point of contact. It replaces a stack of separate policies taken out at different times with different insurers, each running to its own renewal.
SPV and limited company structures
Where a commercial holding is owned through an SPV (special purpose vehicle), a property company or a group, the master policy is issued in that name with directors and beneficial owners named at quote stage. For a residential or general book, see our property portfolio insurance guide.
Mixed occupancy across the schedule
Let, part-let, owner-occupied and vacant units all sit on the same schedule. Shops, offices, industrial and warehouse units and mixed-use buildings share one policy, and void units simply carry the usual unoccupied conditions on their own line.
Combined sum insured, average per property
The schedule adds up each building's declared rebuild value into one combined sum insured, but average is tested property by property. Under-declaring a single building can cut the claim on that unit even when the portfolio total looks adequate, so every figure has to be right.
Portfolio-wide liability and loss of rent
Property owners liability runs across every building on the schedule, and loss of rent covers the let units, under one set of policy terms and excesses. A single point of cover protects claims arising at any property in the holding.
Acquisitions and disposals mid-term
The schedule flexes with the holding. A new purchase joins on completion and a sale comes off on the day, so cover moves with each acquisition and disposal, and the declared values and full schedule are reviewed at renewal.
Anyone holding two or more commercial buildings stands to gain from putting them on one schedule. Compare property portfolio insurance quotes through a specialist panel used to SPV, mixed-occupancy and multi-property commercial risks.
How to keep commercial property portfolio insurance efficient
A portfolio adds a lever a single building does not have: the whole holding is rated together, so what you do across every property, not just one, shapes the terms. A handful of practical moves keep the cost of the schedule in check without thinning out the cover or cutting corners on compliance, and they compound when they run across the book.
Standardise security and fire protection
Rolling monitored intruder alarms to BS EN standards, BS5839 fire detection and off-site CCTV out across every property lifts the whole schedule to one recognised standard. Consistent protection across the book weighs more with underwriters than one well-secured unit among many.
Keep declared values right on every property
Because average is tested property by property, an over-declared building quietly wastes premium while an under-declared one risks the claim. Reviewing the rebuild figure on each line of the schedule keeps the combined sum insured accurate rather than padded.
Run one maintenance routine across the book
A single planned-maintenance schedule covering roof checks, cleared gutters and plumbing across every property holds down escape of water and storm claims portfolio-wide. Insurers routinely ask to see a documented upkeep routine for the whole holding at renewal.
Track certificates across every unit
A central log of in-date EICR reports, gas safety certificates and PAT testing for each property shows fire and safety risk is managed across the schedule, not building by building. Many insurers want certificates no more than five years old as a baseline on every unit.
Manage the void units on the schedule
Empty units are where portfolio claims concentrate. Weekly or fortnightly recorded inspections on each void, plus a drained-down water system, collected post and visible security, cut the exposure and keep the unoccupied conditions met so those lines stay on cover.
Consolidate onto one specialist broker
Bringing every property under one master policy and one renewal date replaces the admin of separate insurers with a single point of contact. Specialist portfolio brokers place the whole schedule across niche insurers and Lloyd's syndicates and align the renewal so the book is reviewed in one go.
The gains build up when these run across the whole schedule rather than one building. Compare commercial property portfolio insurance quotes to see what your properties, occupancy and risk management add up to across the specialist panel.
Specialist Commercial Property Portfolio Insurance
Comparing commercial property portfolio insurance since 2013
MyMoneyComparison.com has been helping UK commercial property owners find cover without the runaround since 2013. Hold two shops or two hundred mixed units, run the book through an SPV or a property company, carry let, owner-occupied and vacant premises side by side, and the same specialist broker panel puts the whole holding on one schedule with one renewal. Compare portfolio cover from a panel that knows per-property declared values, portfolio-wide property owners liability, loss of rent, void units and the flexing schedule as buildings are bought and sold. It sits alongside single-property commercial property insurance for owners who would rather insure the lot together.
Quoting each property alone versus a specialist portfolio broker
Standard comparison sites quote one building at a time. Feed a holding of several commercial properties through them and you end up with a stack of separate policies, different insurers and renewal dates that never line up. A specialist portfolio broker puts the whole schedule on one master policy, prices it as one book and handles the mixed occupancy, void units and per-property declared values that a single-risk form cannot.
Single-property forms and generic aggregators
Built to quote one building on one form. A multi-property holding has to be broken up and entered unit by unit, leaving a stack of policies with different insurers, mismatched renewal dates and no combined view of the book.
Typical limitations- No schedule of properties on one policy
- Renewal dates left scattered across the book
- Void units often turned away
- No easy way to add or drop a property mid-term
- SPV holdings and mixed occupancy beyond the panel
Specialist commercial property portfolio brokers
FCA-regulated brokers who write whole commercial portfolios day in, day out. Every building goes on one schedule, with portfolio-wide property owners liability, loss of rent across the let units and vacancy conditions on the voids, all under one renewal sized to the declared values you give.
Built around the whole schedule- One policy, one schedule and one renewal date
- Combined sum insured from per-property declared values
- Portfolio-wide property owners liability and loss of rent
- Let, owner-occupied and void units on one list
- SPV holdings, property companies and multi-site landlords
Splitting a holding across separate single-property policies can look fine yet hide gaps a portfolio schedule would close. You may end up with one building's declared value out of date, a void slipping past its unoccupied conditions on a policy that never knew it was empty, or property owners liability missing from one unit, and that is precisely the pattern that leads to reduced or refused claims under the average clause, tested property by property, and the Insurance Act 2015. Before you renew a scattered set of policies, check every property is on one schedule with the right declared value against it.
Compare commercial property portfolio insurance quotes with some of the UK's top providers, including:
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Everything You Need to Know
Clear answers to the questions that come up most often about commercial property portfolio insurance.
What is commercial property portfolio insurance?
Commercial property portfolio insurance places several commercial buildings on one master policy with a single schedule and one renewal date, rather than a separate contract for each address. The schedule lists every property with its own declared rebuild value, and one set of terms, excesses and cover sections runs across the whole holding. It suits an owner, investor or company holding a mix of shops, offices, industrial or warehouse units and mixed-use premises, letting the entire estate be insured, renewed and administered as a single arrangement.
Can I put multiple commercial properties on one policy?
Yes, that consolidation is the whole point of a portfolio contract. Rather than arranging a fresh policy each time you buy a building, every property sits on one schedule under a single insurer, with one premium and one point of contact. The stack of separate documents, differing wordings and staggered renewal dates collapses into one master policy, and each address still carries its own declared value and any property-specific conditions within that single arrangement.
Do all my properties share one schedule and one renewal date?
They do, and aligning the renewal is one of the clearest gains of the portfolio approach. Every building appears on a single schedule that renews on one date, so you review the whole estate at once instead of tracking a dozen anniversaries spread across the year. Changes to declared values, newly bought units and disposals are all handled at that one renewal, which keeps the administration light even as the holding grows.
How is the combined sum insured worked out?
The overall sum insured is the total of each property’s declared rebuild value, not a single round figure for the estate. Every building on the schedule carries its own reinstatement cost, covering materials, labour, professional fees and any work needed to meet current building regulations, and those individual figures are added together. Because the average condition is tested building by building, the declared value has to be right on each property, not just accurate across the portfolio as a whole.
What is property owners' liability across a portfolio?
Property owners’ liability meets compensation and legal costs when one of your buildings injures a third party or damages their property, such as a passer-by hurt by falling masonry or a tenant’s stock ruined by a structural failure. On a portfolio policy this cover runs across every address on the schedule under one limit, commonly written at £2m, £5m or £10m. That single liability section spans let, part-let, owner-occupied and empty units alike, so each property in the holding is protected on the same basis.
Can I include vacant or void units on the schedule?
Yes, empty units sit on the same schedule as your let and occupied buildings, flagged as unoccupied so the right conditions attach. A void property reverts to a narrower set of perils and carries the usual unoccupied requirements, such as recorded inspections at agreed intervals, draining down the water system and confirmed security. Keeping voids on the portfolio policy means a unit falling empty between tenancies stays covered without a separate contract, and it moves back to full terms once re-let.
Is loss of rent covered across my let units?
Loss of rent runs across the let properties on the schedule, replacing the rental income lost while a building cannot be occupied after an insured event such as fire or flood. The protection applies for a chosen indemnity period, typically 12, 24 or 36 months, set against the rent roll of the affected property. Base the figure on the full annual rent for each let unit and allow realistic time to rebuild and re-let, since a claim is settled property by property rather than across the portfolio at large.
Can I add or remove properties mid-term?
Yes, the schedule flexes as the portfolio changes. When you buy a building it is added mid-term and cover attaches from the agreed date; when you sell one it comes off the schedule, with the premium adjusted accordingly. Declared values and the full list of properties are reviewed at the single renewal, so a holding that grows or shrinks through the year stays correctly insured without opening a separate policy for every acquisition or disposal.
How does the average clause apply across a portfolio?
Average is tested property by property, which is why the per-building declared values matter so much on a portfolio. If one building is insured for only 70% of its true rebuild cost, a claim on that building is scaled back to 70% of the loss, even though the portfolio total might look adequate. Under-declaring a single address therefore cuts the payout on that address alone. The safeguard is to set each property’s sum insured at its full rebuild figure, never at market value.
How many properties do I need for a portfolio policy?
There is no fixed threshold, though portfolio terms usually start to make sense from a handful of buildings upward. Some insurers group a small number of units under one schedule, while others structure cover for large national estates running to hundreds of properties. The common ground is that once you hold more than one commercial building, putting them on a single schedule tends to simplify the administration and align renewals; the right number is whatever brings your whole holding onto one arrangement.
Can I mix let, owner-occupied and empty units on one schedule?
Yes, mixed occupancy is normal on a portfolio and all four states sit on the same schedule. A fully let unit, a part-let building, one the owner trades from and a vacant property between tenants can share one master policy, each rated for how it is used. The cover that applies flexes with the occupancy, so a let unit carries loss of rent while an owner-occupied one leans on business interruption, and voids pick up the unoccupied conditions, all under a single set of terms.
Can I hold residential and commercial properties together?
Often, yes, a mixed holding of commercial and residential buildings can be written on one schedule, though this page covers the commercial side of that estate. Shops with flats above, offices, warehouse units and standalone dwellings can be grouped together, each property rated on its own use and floor-area split. Specialist underwriters weigh the balance of commercial to residential across the schedule; a heavily residential holding may instead suit a residential property portfolio policy, so the mix decides which route fits.
Is commercial property portfolio insurance a legal requirement?
No general law compels it, but the obligations attached to a portfolio usually make buildings cover unavoidable. Mortgages and lenders across the holding require each charged property to be insured to its full rebuild value, and leases oblige a landlord to keep the structure covered. Property owners’ liability guards against injury and damage claims at every address, which is why an estate of let commercial buildings is rarely held without it, whatever the strict legal position.
How much does commercial property portfolio insurance cost?
There is no standard figure, since a portfolio premium is built from the makeup of the whole holding. The combined rebuild sum insured carries the most weight, alongside the construction types across the schedule, the trades of any tenants, the spread of let, owner-occupied and vacant units, claims history and flood or subsidence exposure at each postcode. Scale can work in your favour, because insuring the estate together often brings rating and administrative efficiencies a stack of single policies cannot. Comparing quotes from FCA-regulated brokers against your own schedule is the reliable way to gauge cost.
Can consolidating separate policies reduce cost?
Bringing scattered single-property policies onto one schedule frequently trims both cost and effort. One master policy replaces several premiums, sets of fees and renewal exercises, and insurers can rate an estate as a whole rather than pricing each building in isolation. Beyond any premium saving, the administrative gain of one renewal, one wording and one point of contact is substantial. The actual figure depends on your portfolio’s size and mix, so it is worth comparing a consolidated quote against your current stack.
How do I make a claim on one property in the portfolio?
A claim is made against the individual property affected, settled on its own declared value, excess and terms, while the rest of the schedule carries on untouched. You notify the insurer or broker with the address, the date and the circumstances, and the loss is assessed building by building, so a fire at one warehouse does not disturb cover on the others. Holding the whole estate under one insurer means a single claims contact handles matters across the portfolio.
How is this different from single-property commercial cover?
Single-property cover insures one building under its own policy, wording and renewal; a portfolio policy gathers many buildings onto one schedule under shared terms. The practical differences are consolidation and flexibility: one premium and renewal in place of several, the freedom to add and remove properties mid-term, and liability and loss of rent applied across the whole holding. Each property still carries its own declared value and conditions, but they are administered together rather than as a pile of separate contracts.
How does this differ from a residential property portfolio?
Both group several buildings on one schedule, but the properties and their rating differ. A commercial portfolio holds shops, offices, industrial and warehouse units and mixed-use premises, rated on trade use, tenant occupancy and commercial rebuild costs. A residential portfolio holds flats and houses, rated on residential lettings and tenancy risk. This page is the commercial product; where a holding mixes the two, underwriters weigh the split and place it on whichever basis carries the larger share.
What is the difference between blanket and scheduled cover?
Scheduled cover lists every property separately with its own declared value, so each building has a defined sum insured and the average clause is tested address by address. Blanket cover instead sets one overall sum insured across the portfolio, letting a claim draw on the total without a fixed figure per building. Scheduled is the more common commercial portfolio structure because it keeps declared values transparent; blanket arrangements can suit larger estates but rely on the overall figure being kept accurate.
Can I hold my portfolio through an SPV, fund or pension scheme?
Yes, the ownership structure is no barrier to a portfolio policy. The contract is written in the name of the holding entity, whether that is a special purpose vehicle, a property company, a fund or a pension scheme such as a SIPP or SSAS, with directors and beneficial owners named at quotation. These arrangements are routine for investors holding several commercial buildings, and specialist insurers work with them whether the entity owns two units or a national estate.
How do I work out the rebuild value for each property?
Each property on the schedule needs its own reinstatement figure, and getting every one right matters because average is tested building by building. For a fairly standard unit, a desktop assessment using BCIS (Building Cost Information Service) rates and regional indices usually suffices; for larger, listed or unusual properties, a formal reinstatement cost assessment from a RICS-accredited surveyor is the sounder path. Revisit each figure every three to five years so declared values across the portfolio keep pace with construction cost inflation.
How do I compare commercial property portfolio insurance quotes?
Comparing portfolio cover means putting your full schedule in front of insurers who rate multi-property commercial risk, not a panel built around single buildings or simple SME packages. A broker who handles portfolios reads mixed occupancy, voids, tenant trades and varied postcodes across the estate properly, and can reach Lloyd’s syndicates and specialist insurers that price the holding as a whole. MyMoneyComparison puts you in touch with FCA-regulated brokers of exactly that kind.
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