UK Landlord Insurance Quotes
Landlord Insurance
Comprehensive cover for buy-to-let, HMO and portfolio landlords, protecting the buildings, your rental income and your liability as a property owner.
Why compare landlord insurance with us?
- Compare buildings and property owners' liability cover for let property
- Suitable for single buy-to-let, portfolios, HMOs and all tenant types
- Rated 4.8/5, 97% recommend us
What is landlord insurance?
Landlord insurance is specialist buildings-led cover for residential property that is let to tenants, protecting the structure against fire, flood, storm, escape of water, subsidence, malicious damage and theft. Cover centres on the building at its full rebuild cost and includes property owners' liability for tenant or visitor injury, with options for loss of rent, landlord contents, rent guarantee, legal expenses and home emergency. Standard home insurance is invalid once a property is let, and buy-to-let mortgage lenders require buildings cover as a condition of the loan, so the right policy protects both the landlord and the lender's security.
Landlord insurance covers a wide range of residential lettings because the risk itself varies so much. A single semi-detached buy-to-let, a terraced house let to students, a purpose-built flat, a converted block and an HMO under a mandatory licence all sit within landlord insurance, but each carries a different underwriting picture. Insurer appetite varies significantly by property type and tenant type, which is why specialist broker placement matters more than a mainstream home insurance quote.
Policies typically split by how the property is held and let. Buy-to-let landlord insurance covers a single property let on an assured shorthold tenancy, with buildings, property owners' liability and loss of rent priced into the policy. Portfolio landlord insurance places several properties on one schedule and one renewal date, which suits investors holding through a limited company or SPV. The two price differently because the risks differ at the underlying level.
Brokers on our panel underwrite residential lets every day. They understand the difference between rebuild cost and market value, why void periods between tenancies must be declared, how the average clause cuts a claim when the rebuild figure is set too low, and the tighter appetite for flat roofs, subsidence-prone ground and flood-risk postcodes. They price the policy against the real property and tenant profile rather than treating every let the same way.
Related landlord cover
How landlord insurance works
Tell us about your property
Property type, rebuild cost, tenant type, occupancy, location, construction and any past claims. The more accurately you declare these details, the tighter the quotes the specialist underwriting panel can send back.
Compare specialist landlord quotes
Your details go to brokers who underwrite residential lets daily. They price buildings, contents, property owners' liability and loss of rent against your specific property and tenant profile.
Choose your cover and stay protected
Pick the policy that fits your let. Single buy-to-let, HMO cover for shared houses, or portfolio cover for two or more properties on one renewal date.
What does landlord insurance cover?
Landlord insurance combines buildings cover at full rebuild cost with the liability and rent-protection cover lines that a let property needs but a standard home policy will not provide. Exactly what is included depends on whether you let a single buy-to-let, a furnished HMO or a portfolio held in a limited company.
A terraced house let to a working family sits in a very different cover bracket to a converted block of flats or a property standing empty between tenancies. Compare landlord insurance quotes to see which cover lines apply to your property type, tenant profile and occupancy status.
All policies are arranged through FCA-regulated UK insurance brokers on the MyMoneyComparison.com panel.
Buildings cover at full rebuild cost
Cover for the structure, permanent fixtures and fittings against fire, flood, storm, escape of water, subsidence, malicious damage and theft. The sum insured is set at full rebuild cost, not the market price, and takes in site clearance and professional fees on top.
Property owners' liability
Legal liability cover if a tenant, visitor or member of the public is injured, or their property damaged, by a fault with the building. Cover of £2m is standard, with £5m or £10m available. Essential cover for any landlord letting a property to tenants.
Loss of rent and alternative accommodation
Replaces lost rental income if the property becomes uninhabitable after an insured event such as a fire or flood, and pays for alternative accommodation for your tenants while repairs are carried out. Indemnity periods of 12, 24 or 36 months are common.
Rent guarantee and legal expenses
Rent guarantee pays your rent if a referenced tenant stops paying, whilst legal expenses cover meets the cost of eviction and pursuing possession. Both are optional add-ons and rated separately, with rent guarantee around £195 a year and legal expenses around £60.
Landlord contents cover
Cover for the items you own inside the property, such as carpets, curtains, white goods and furniture in a furnished let, plus communal contents in a block. Optional and sized to a declared sum insured, with cover from around £12 to £16 a year on a typical let.
Optional extensions and add-ons
Home emergency cover for burst pipes, boiler breakdown and lost keys, accidental and malicious damage by tenants, and unoccupied property cover for void periods between tenancies are all available as priced extensions. Portfolio landlords can hold multiple properties on one schedule.
What landlord insurance does not cover
A landlord policy is built around the declared property type, tenant profile, occupancy status, rebuild value and how the property is looked after. Once the property 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 underinsurance, void periods and undisclosed facts are the three biggest reasons landlord 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. Landlords are expected to keep the property in good repair. Insurance covers sudden and unforeseen events, not the slow results of neglect.
Unoccupied beyond the void period
Most policies restrict cover once a property has stood empty beyond a set limit, usually 30 to 60 days between tenancies or during refurbishment. After that, perils such as escape of water, theft, malicious and accidental damage fall away unless you arrange specific unoccupied property cover.
Undeclared tenant type
Premiums are rated on the tenants you declare. Letting to students, benefit claimants, asylum or company tenants when the policy was priced for a working household can leave a claim reduced or declined. Tell your broker who lives in the property and update them whenever the tenancy 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.
Illegal use by tenants
Loss or damage caused by illegal activity at the property, such as cannabis cultivation or drug production, is not covered. Letting to a higher-risk tenant you have not disclosed sits outside the rating as well. Landlords should carry out reference and right-to-rent checks and report any concerns promptly.
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 landlord'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, tenant type and material facts before buying. For a closer look at cover between tenancies, see our unoccupied property insurance guide.
Landlord property types we cover
Landlord insurance is rated around the property type, the tenancy in place and the tenants living there. A single buy-to-let flat, a shared house let room by room, a converted block and a property standing empty between tenancies all fall under landlord cover, but each carries its own underwriting picture. Picking the right product starts with matching the policy to the property.
Buy-to-let landlord insurance
For a single let house or flat with an assured shorthold tenancy. Cover includes buildings at full rebuild cost, property owners' liability and loss of rent after an insured event.
Compare landlord coverFlats and blocks of flats insurance
For leasehold flats, purpose-built flats and whole blocks let to tenants. Buildings cover sized to rebuild value, with communal areas, shared contents and freeholder liability priced into the policy.
Flats coverHMO and shared house insurance
For houses in multiple occupation let room by room to sharers, students or professionals. Specialist underwriting for the higher liability, licensing and tenant turnover an HMO involves.
HMO coverPortfolio landlord insurance
For landlords with several rental properties held on one schedule. One renewal date, one premium and one point of contact across a mixed portfolio of houses, flats and let types.
Portfolio coverStudent let insurance
For houses and flats let to students on group or individual tenancies. Cover shaped around term-time voids, higher wear, and the escape of water and malicious damage risks student lets carry.
Student let coverUnoccupied property insurance
For rental property standing empty between tenancies, under refurbishment or awaiting sale. Specialist underwriting for the raised theft, vandalism and water-leak exposure an empty property carries once a standard let policy lapses.
Unoccupied coverDifferent property types carry different underwriting profiles, which is why specialist brokers price each one properly. Compare landlord insurance quotes to see how your property type, tenancy and rebuild value are rated.
Rebuild cost versus market value, explained properly
Landlord buildings insurance pays out against the cost of rebuilding your rental property, not the market price it would sell for or the price you paid for it. The two figures are fundamentally different, and insuring at the wrong one is the single most common cause of reduced settlements on landlord claims. Getting this number right is the most important decision a landlord makes when buying cover.
Why rebuild cost is different to market value
Market value reflects what the property plus its land would sell for in current conditions, driven by location, demand, tenant demand and local sale prices. Rebuild cost is the real price of clearing the existing structure and putting it back exactly as it stood the day before the loss, using today's materials and current labour rates, together with all the related professional and statutory fees.
In buoyant city markets the market value often runs well ahead of rebuild cost, since the plot is worth more than what stands on it. In many rural areas the opposite applies. Land value never features in the calculation, because a fire or flood destroys the building, not the ground beneath it. Always insure your rental property at full rebuild cost, never the purchase price.
What full rebuild cost actually includes
A proper rebuild value comes to more than the straightforward bricks and mortar price a builder might quote. A correctly calculated reinstatement figure includes the structure, demolition and site clearance, professional fees, and any statutory uplift required to bring the new build up to current building regulations. A worked example for a typical terraced buy-to-let shows the components:
| Building reconstruction | £150,000 |
| Demolition and site clearance | £12,000 |
| Architect and structural engineer fees | £11,000 |
| Building regulations uplift | £8,000 |
| Surveyor and project management | £6,000 |
| Total rebuild value to insure | £187,000 |
The same property might have a market value of £320,000 in a strong location, or £150,000 in a weaker one. Neither of those prices plays any part in how the premium is set or how a claim is paid. Figures shown are indicative and vary significantly by location, construction and property specification.
How to get the rebuild figure right
For standard houses and flats under £1m in rebuild value, a desktop valuation using BCIS (Building Cost Information Service) data and regional construction indices is often acceptable. For higher-value, listed, complex or unusual properties, a formal reinstatement cost assessment by a RICS-accredited surveyor is the safer route, typically costing £500 to £1,500 and lasting three to five years before review.
Rebuild values should be reviewed each year because construction costs rise, and most good policies index-link the sum insured between reviews to keep pace. UK building cost inflation has averaged 3% to 7% a year recently, and material costs in particular have moved sharply since 2020. A rebuild figure fixed five years ago and left untouched will almost certainly be too low now, even where the policy still looks up to date on paper.
For listed buildings, period conversions and architecturally significant lets, rebuild costs can sit at 1.5 to 3 times the rate for equivalent modern construction because of conservation requirements, specialist materials and trade availability. See our landlord insurance guide for specialist rebuild and conservation cover.
Rebuild cost is the single most important number on any landlord insurance policy. Compare landlord insurance quotes through a specialist panel that helps you set the right rebuild value first time.
What impacts landlord insurance costs
Landlord insurance premiums vary more widely than almost any other property cover. A modern semi-detached house let to a working couple sits in a fundamentally different bracket to a converted block of flats let to students in a flood-risk postcode. The median buildings-only landlord policy runs at around £285 a year, but the spread reaches from roughly £73 for a low-risk rural let to £1,470 or more in inner London. Understanding which of these factors drives the premium puts you in a better position to ask the right questions before buying.
Set the rebuild value correctly and declare the tenant type and occupancy accurately at quote stage. Insurer appetite for let property differs more than most landlords expect. Some insurers will not write bedsits, HMOs, DSS or benefit tenants, company lets or unoccupied property. Others specialise in exactly those risks. A specialist broker knows which insurer fits which risk profile, which is why the same property can produce quotes 30 to 50% apart across the market. Get the rebuild figure right too, because underinsurance triggers the average clause and cuts every claim payout proportionally.
MMC Landlord Insurance Specialists, FCA-authorised (reg. 916241)
Property type and construction
A semi-detached house rates very differently to a terraced house, a purpose-built flat or a converted block. Non-standard construction such as timber frame, flat roofs, thatch or listed status all push the premium up, as does the age and condition of the building.
Rebuild value and sums insured
The single biggest price factor. Buildings cover rates on full rebuild cost, not market value: a £150k rebuild works out around £167 a year, whilst £1m sits nearer £1,763. Loss of rent and contents sums insured stack on top and lift the premium in step.
Tenant type and HMO status
Who lives in the property matters. Working tenants rate around £276, students nearer £372, and HMO or mixed lets around £555. DSS and benefit tenants, asylum and company lets, and licensable HMOs all sit in restricted-appetite territory that many mainstream insurers will not write.
Location, postcode and flood risk
Environment Agency flood zones, subsidence areas and local crime rates all feed directly into rating, which is why an inner London let can cost many times a rural one. In the highest-risk postcodes, flood and subsidence excesses can run anywhere from £2,500 to £25,000.
Claims history and void periods
Previous escape of water, flood, subsidence or theft claims load the premium and can bring higher excesses or peril exclusions. Void periods between tenancies matter too: most policies limit cover once a property sits empty beyond 30 to 60 days unless you tell your insurer.
Security, locks and alarms
BS EN compliant locks on all final exit doors, a monitored intruder alarm, smoke detection and up-to-date electrical and gas safety certificates all reduce the premium. Meeting an insurer's minimum security clause also keeps theft cover valid at claim time.
Every rental property is rated on its own construction, tenants, location and security setup. Compare landlord insurance quotes to see how your specific property, tenants and security shape the premium across our specialist broker panel.
Choose your landlord cover level
Landlord cover is typically structured at three levels. Which one fits depends on whether the property is furnished or unfurnished, the rebuild value, the type of tenant, and how much rental income you need to protect. Most UK landlords sit on the Standard package, which adds property owners' liability and loss of rent on top of the buildings foundation. Buildings insurance is also a condition of nearly every buy-to-let mortgage, and standard home insurance is invalid once a property is let.
Buildings only
The minimum policy for any let property and the level most mortgage lenders insist on. The structure is covered to its full rebuild value across the usual insured perils. There is nothing beyond that: no liability protection, no cover for lost rent and no contents. Suitable only for limited cases such as an unfurnished let held by an experienced landlord carrying other risks personally.
- Buildings at full rebuild value
- Fire, flood, storm and theft
- Property owners' liability
- Loss of rent
- Contents or tenant damage
Standard landlord
The realistic baseline for most buy-to-let landlords. Adds property owners' liability, loss of rent and alternative accommodation to the buildings foundation, so an insured event that stops the tenant living there does not stop your income. This is the structure most insurers default to for a standard residential let.
- Everything in Buildings Only
- Property owners' liability £2m+
- Loss of rent after an insured event
- Alternative accommodation for tenants
- Trace and access
Comprehensive landlord
Built for landlords who want the income and the risk fully covered. Adds landlord contents, accidental and malicious tenant damage, rent guarantee, home emergency and legal expenses to Standard. The right structure for furnished lets, HMOs, student and DSS tenants, and portfolios where a single default or dispute is costly.
- Everything in Standard
- Landlord contents cover
- Accidental and malicious tenant damage
- Rent guarantee and home emergency
- Legal expenses and eviction cover
| Cover feature | Buildings | Standard | Comprehensive |
|---|---|---|---|
| Buildings at full rebuild value | |||
| Fire, flood, storm and theft | |||
| Property owners' liability | |||
| Loss of rent after an insured event | |||
| Alternative accommodation for tenants | |||
| Trace and access | |||
| Landlord contents cover | |||
| Accidental and malicious tenant damage | |||
| Rent guarantee and home emergency | |||
| Legal expenses and eviction cover |
Package contents and optional extras vary between insurers. Compare landlord insurance quotes to see what each level includes for your specific property type, tenants and rental income.
How much does landlord insurance cost in the UK?
Landlord premiums vary more widely than most owners expect because the property, the tenant type and the rebuild cost all pull the price in different directions. The figures below are indicative annual averages drawn from current UK underwriting data, showing where typical buildings cover sits for the most common landlord profiles.
The median landlord premium for buildings-only cover is around £285 a year, roughly £24 a month. A single let house or flat with a modest rebuild value typically pays between £177 and £364. Houses in multiple occupation, student lets and multi-tenant properties usually sit between £372 and £555. Blocks of flats, high-rebuild buildings and inner-city or flood-risk property range from £714 to £1,470 or more. Portfolio landlords with several properties on one schedule are case-rated and underwritten by a specialist broker.
Standard single let property
indicative annual average, buildings cover
A terraced, semi-detached or detached house or a purpose-built flat let to a working tenant, with a modest rebuild value and standard construction. A semi-detached house sits near £177, a detached house near £364, a flat around £255, and a low-risk rural let can drop toward £73.
Price moves with- Rebuild value and property type
- Tenant type and let arrangement
- Postcode and flood risk
Higher-occupancy rental property
indicative annual average, buildings cover
A house in multiple occupation, a student let or a property with several unrelated tenants, where turnover and shared living raise the risk. A student let sits around £372 and an HMO or mixed tenancy around £555. Cover includes property owners' liability and loss of rent, with landlord contents added for furnished lets.
Price moves with- Number of tenants and HMO licensing
- Furnished or unfurnished let
- Loss of rent indemnity period
Blocks of flats and high-risk property
indicative annual average per property
A converted block of flats sits around £714 and a purpose-built block around £823, with inner London and flood-risk property reaching £1,470 or more. High rebuild values, communal areas, unoccupied units and prior claims all push premiums up. Portfolios are case-rated separately.
Price moves with- Rebuild value across the block
- Number of flats and communal areas
- Flood zone and prior claims
Ranges shown are indicative annual averages on a buildings policy including the property at full rebuild value, property owners' liability, loss of rent and the perils typically built into a landlord package. Insurance Premium Tax is included. Premiums sit at the top end during void periods between tenancies because of the higher risk of theft, malicious damage and escape of water exposure while a property is unoccupied, usually with a 30 to 60 day limit before cover restricts. Houses in multiple occupation, blocks of flats, properties under renovation and lets in high flood-risk postcodes typically require broker referral and bespoke underwriting. Portfolios are case-rated against the combined risk picture rather than priced from a standard table.
Important: The figures on this page are indicative annual averages drawn from current UK market data and specialist landlord insurance broker sources. They are illustrative only and do not constitute a quotation or offer of insurance. Actual premiums vary significantly by individual circumstances, property type, construction, rebuild value, tenant type, occupancy status, postcode, claims history and insurer. Always compare multiple quotes before purchasing. MyMoneyComparison.com Ltd is authorised and regulated by the Financial Conduct Authority, FCA registration number 916241.
Premiums are individually quoted. Compare landlord insurance quotes to see what your specific property, tenants and rebuild value prices at across the MyMoneyComparison.com broker panel.
When landlord claims get paid, and when they get declined or reduced
Most landlord claims get paid. The ones that get declined or reduced almost always come back to the same handful of issues: underinsurance against full rebuild value, a void period beyond the declared limit, an undisclosed tenant type, poor maintenance, or missing gas safety and EICR compliance. Whether a claim settles in full or comes back reduced or refused is generally determined at the quote stage, well before any incident occurs.
| Scenario | When the claim is paid in full | When the claim is reduced or declined |
|---|---|---|
| Fire damage to a let property | Paid Building insured at full current rebuild value, tenant type matches the schedule, gas safety and electrical (EICR) certificates current, and loss of rent cover sized to a realistic indemnity period. | Reduced Where the building is insured for less than its rebuild cost, the average clause applies and the payout is cut back. A tenant type outside the declared scope, such as a benefits let sold as a working tenant, can void cover entirely. |
| Escape of water from internal plumbing | Paid Property occupied or within the declared void period, plumbing maintained to a reasonable standard, claim notified promptly and a sudden burst pipe rather than a gradual leak. Escape of water is the biggest landlord claim type. | Declined Property left empty beyond the 30 to 60 day void limit so cover restricts, a gradual leak treated as wear and tear, or unmaintained plumbing flagged at assessment. |
| Storm damage to roof or external structure | Paid Damage caused by a recognised storm event with verifiable wind speed and rainfall data, building in reasonable repair before the storm, and any flat roof declared accurately. | Declined Pre-existing roof disrepair attributed to wear and tear, an undeclared flat roof outside cover, or a weather event below the storm definition wind speed threshold. |
| Malicious or accidental damage caused by a tenant | Paid Malicious and accidental damage cover endorsed for tenant acts, the damage genuinely deliberate or a one-off accident rather than wear and tear, and a police crime reference number obtained where relevant. | Declined Standard policy without a malicious or accidental damage endorsement, damage reclassified as fair wear and tear, or the loss referred to the tenancy deposit and check-out inventory instead. |
| Subsidence cracking to walls or foundations | Paid Subsidence cover on the policy, no prior subsidence claims declared at quote, a structural engineer's report confirming the cause, and reasonable maintenance of drainage and trees. | Declined Earlier subsidence left off the quote (Insurance Act 2015 breach), subsidence taken off cover completely at renewal following an earlier claim, or cracking attributed to settlement rather than subsidence. |
| Tenant or visitor injured by a falling tile or trip hazard | Paid Property owners' liability of £2m or more on the policy, a documented building maintenance regime, no prior reports of the same hazard ignored, and reasonable steps taken to manage common parts. | Declined Property owners' liability not selected at quote, a hazard previously reported and ignored, or an injury linked to the tenant's own belongings rather than the building the landlord is responsible for. |
Reduced or declined landlord claims almost always trace back to one of a few things: underinsurance against full rebuild value (the average clause), a void period beyond the declared limit, an undisclosed material fact (prior subsidence, an undeclared tenant type), poor maintenance, or missing landlord gas safety and EICR compliance. Loss adjusters routinely request rebuild valuations, void timelines, gas and electrical certificates and tenancy agreements at claim stage to verify the schedule matches reality.
Specialist landlord insurance brokers price these scenarios into your cover from the start. Compare landlord insurance quotes to see what is included as standard and what needs to be endorsed for your specific property and tenants.
How to prepare for a landlord insurance quote
A specialist broker can price your rental property properly when the underwriting picture is accurate from the start. Ten minutes of preparation gathering property documents, rebuild figures and tenant details before you fill in the form means cleaner quotes, fewer follow-up calls and better terms across the specialist panel.
Gather property details and rebuild figures
Insurers rate a rental property on the building first, occupancy second. Get the property documents together before you begin.
- Property address, year built and construction type
- Full rebuild cost, not market value (BCIS or RICS assessment)
- Property type and number of properties to cover
- Listed status, flat roof and any void periods
Know your occupancy and tenant profile
Underwriters price against the actual occupancy and tenant type, not a generic landlord template.
- Let, part-let or between tenants status
- Tenant type (working, students, DSS) and tenancy terms
- Annual rent and loss of rent cover needed
- Gas safety, EICR, EPC, alarms and claims history
Compare and speak to a specialist
Submit once, get matched with brokers who underwrite landlord property daily.
- Quotes from FCA-regulated specialist brokers
- Single let, HMO, portfolio and SPV
- Property owners' liability and loss of rent
- One form, multiple landlord property quotes
Specialist and high-risk landlord property cover
Mainstream landlord insurers will not write every risk. Listed buildings, flood-zone postcodes, properties with prior subsidence, unoccupied premises, HMOs, benefit and company lets and non-standard construction all sit outside standard appetite. Open any section below to see how specialist underwriting addresses the eight categories of high-risk landlord property UK owners ask about most often.
Listed buildings and period property
Grade I, Grade II* and Grade II listed buildings carry conservation obligations that significantly affect rebuild cost. Like-for-like reinstatement using period materials, specialist trades and conservation-officer approval can lift the rebuild figure to 1.5 to 3 times the rate for equivalent modern construction, and the buildings sum insured has to reflect that.
Specialist listed property insurers price for conservation-grade reinstatement, longer claims timelines and the regulatory complexity of restoring a listed structure. Mainstream landlord insurers either decline or apply restrictive terms. See our listed building landlord insurance guide for specialist cover.
Flood-risk postcodes and EA flood zones
Let properties in Environment Agency Flood Zone 2 (medium risk) and Flood Zone 3 (high risk) postcodes routinely trigger raised flood excesses of £2,500 to £25,000, with some insurers excluding flood entirely. Homes that have already had a flood claim meet the tightest restrictions of all.
Specialist flood-risk underwriters mean cover is usually available for let property, but at materially higher rates with surveyor-led risk improvements. Flood resilience measures (raised electrics, flood barriers, dry-flood-proofing) can reduce excesses and secure cover that would otherwise be declined.
Subsidence history and clay soil postcodes
Properties with prior subsidence claims, properties in clay-soil postcodes (parts of the South East and South West in particular) and properties with mature trees within ground-bearing distance of the building all attract underwriting restrictions. After an earlier claim, subsidence is frequently dropped from cover altogether when the policy renews.
Specialist insurers can pick up subsidence cover where the structural movement has been stabilised, engineering reports support the cause and ongoing monitoring is in place. Standard insurers usually impose an across-the-board subsidence exclusion once there is a history of claims.
Unoccupied and refurbishment property
Most standard landlord policies cap void periods at 30 to 60 days before cover restricts automatically to fire, lightning and explosion only. A property left empty for longer without specific unoccupied cover loses escape of water, theft, malicious damage and accidental damage, which is when the majority of empty property claims actually occur.
Specialist unoccupied property underwriters offer dedicated policies sized to the reason for the void (between tenants, under refurbishment, awaiting sale, probate). Cover is conditional on recorded inspection routines, draining down the water system and security precautions. See our unoccupied landlord property insurance guide.
HMOs and large HMOs
Houses in multiple occupation carry higher escape of water, fire and liability exposure than a single household let, and large HMOs (five or more occupants forming more than one household) need a mandatory licence from the local authority. Room counts, shared facilities and tenant type all feed into the rating.
Many mainstream insurers will not write HMOs at all, or cap the number of bedrooms. Specialist HMO underwriters price these lets properly, with fire doors, mains-wired alarms, licensing and gas and electrical compliance all feeding into the terms.
Blocks of flats and cladding
Blocks of flats and converted buildings need cover on a single buildings sum insured for the whole structure, usually arranged by the freeholder or a management company. Communal areas, shared roofs and multiple tenancies raise both the rebuild figure and the liability exposure compared with a single flat.
Buildings with combustible aluminium composite material (ACM) or similar panel cladding have faced significantly tighter underwriting since 2017, and some insurers exclude them entirely. Specialist cover is available where fire risk assessments, cladding-type certification and any remediation plans are in place.
Non-standard construction: thatch, flat roof and spray foam
Properties with more than 25% flat roof construction routinely trigger raised excesses or partial cover restrictions, since flat roofs carry higher escape of water and storm exposure. Insurers want recent inspection reports and a documented maintenance regime.
Thatched roofs, spray foam insulation, timber-frame, steel-frame and prefabricated construction all need specialist underwriting. Thatch attracts strict fire and chimney requirements, and spray foam can make a property difficult to mortgage, so full disclosure of the construction type is essential before cover is agreed.
Benefit, company and short-term lets, portfolios and SPVs
Tenants on benefits (DSS), asylum and company lets, and holiday or short-term lets all sit outside standard landlord appetite. Each brings a different risk profile, from higher tenant turnover to short-stay occupancy, and many mainstream insurers decline these tenancies by default.
Specialist insurers handle these lets individually rather than from a standard rating table, and can place a whole portfolio or a limited company and SPV structure on a single schedule. Honest disclosure of tenant type and claims history at quote stage is essential, since the Insurance Act 2015 makes undisclosed material facts grounds for avoidance.
Each higher-risk property falls into its own specialist underwriting category. Compare landlord insurance quotes to see how your specific property, occupancy and risk profile are rated across the MyMoneyComparison.com broker panel.
Who needs landlord insurance?
Anyone letting a property to tenants needs landlord insurance, but the policy looks very different depending on whether you own a single buy-to-let, a large portfolio, a house in multiple occupation, or a leasehold flat. Standard home insurance is invalid the moment a property is let, and a buy-to-let mortgage lender will require buildings cover as a condition of the loan.
Buy-to-let landlords
Landlords letting houses and flats to residential tenants on an assured shorthold or periodic tenancy. Cover needs buildings at full rebuild cost, property owners' liability and loss of rent priced into the policy.
First-time and accidental landlords
People letting a first property, or letting a home they inherited, moved out of or could not sell. Switching from a residential policy to landlord cover keeps the buildings insurance valid once tenants move in.
Portfolio landlords
Landlords holding two or more let properties who want a single schedule and one renewal date. Portfolio cover handles mixed property types and locations under one arrangement rather than separate policies bought piecemeal.
HMO landlords
Landlords letting houses in multiple occupation to sharers, students or working tenants on separate agreements. Licensable HMOs are rated on tenant type and room count, and premiums for student and shared lets run higher.
Flat and leasehold landlords
Landlords letting leasehold flats where the freeholder or block policy insures the building. Contents, loss of rent and property owners' liability cover the gap the block policy leaves for the individual let flat.
Ltd company and SPV landlords
Landlords holding property through a limited company or SPV (special purpose vehicle). Policies are issued in the company name, with directors and beneficial owners disclosed at quote stage to match the ownership structure.
Whatever the property and tenant type, cover should reflect how the property is actually let. Compare landlord insurance quotes to match the policy to your property type, tenants and risk profile.
Landlord insurance vs standard home insurance
The two products are commonly confused but cover fundamentally different situations. Landlord insurance is built around a property let to tenants, with the policy structured around property owners' liability and rental income protection. Standard home insurance covers a property lived in by the owner and their household, and it does not contemplate tenants at all. Letting a property on a residential home policy is one of the most common reasons a buildings claim is reduced or declined.
| Comparison | Landlord insurance Property let to tenants | Standard home insurance Lived in by the owner |
|---|---|---|
| Who lives in the property | Tenants under an assured shorthold or periodic tenancy. Often sharers, students, working tenants or a family who are not the owner | The owner and their household live in the property as their main home. No tenancy agreement and no rent changing hands |
| Underwriting basis | Rated as a let property, with tenant type and occupancy declared. Student, benefits and HMO lets are priced differently from working tenants | Rated as an owner-occupied residence. The insurer assumes the policyholder lives there and the property is not let for profit |
| Rental income protection | Loss of rent cover included, paying the rent lost while the property is uninhabitable after an insured event such as a fire or flood | No rental income to protect. Alternative accommodation covers the owner's household only, not lost rent from a tenant |
| Liability cover | Property owners' liability essential. The landlord stays liable for injury to tenants or visitors caused by the building. Typically £2m, with £5m available | Personal liability for the household as occupiers. It does not extend to injury claims from tenants living in a let property |
| Tenant-related risks | Void periods between tenancies, tenant default and eviction cover, and malicious or accidental tenant damage can all be added to the policy | Not applicable. With no tenants there is no void period, rent default or tenant damage for the policy to respond to |
| Damage by occupants | Malicious damage by tenants available as an endorsement. Fair wear and tear sits with the tenancy deposit, not the policy | Accidental damage to the owner's own home can be added, but there is no separate cover for damage caused by tenants |
| If you use the wrong product | Cover responds correctly, the claim is paid, and the policy matches the fact that the property is let to tenants | Claim can be reduced or declined entirely. Letting a property without telling the insurer is a material non-disclosure that can void the policy |
Important: Cover detail shown is indicative of how UK landlord policies are typically structured. 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.
If you let a property, a residential home policy will not cover it correctly. Compare landlord insurance quotes to make sure the cover matches the way the property is actually used.
Landlord portfolio insurance
Landlords holding two or more let properties face an underwriting picture that single-property policies are not built to handle. Portfolio insurance combines all the properties under one schedule, one renewal date, and one underwriting relationship, with pricing set against the combined risk picture rather than separate policies bought one at a time.
Landlord portfolio insurance covers two or more properties under a single schedule with one renewal date and shared limits. It suits buy-to-let landlords, property investors, SPV (special purpose vehicle) limited companies, and mixed portfolios combining houses, flats and HMOs. Premiums are rated against the combined risk profile, claims experience and tenant mix, and often work out better than buying each policy individually.
One schedule, one renewal date
Every property recorded on one policy schedule that renews together on a single date. It replaces the admin of managing separate policies bought at different times with different insurers, each with its own renewal date and paperwork.
SPV and limited company structures
Landlords holding portfolios through an SPV (special purpose vehicle) limited company need policies issued in the SPV name, with directors and beneficial owners disclosed at quote stage. See our property portfolio insurance guide.
Mixed property type portfolios
Portfolios combining houses, flats, HMOs and the occasional unoccupied property all on one schedule. Cover handles the different property types and tenant profiles without forcing a separate policy for each one.
Per-property vs portfolio pricing
A portfolio is priced against the combined risk picture rather than one property at a time. Insurers weigh total rebuild values, tenant mix, claims history and geographical spread to set a single premium for the whole schedule.
Shared limits and aggregate cover
Property owners' liability, loss of rent and accidental damage typically operate on shared limits across the portfolio rather than per property. This usually means higher headline limits at a lower total cost than buying each policy separately.
Adding and removing properties mid-term
A portfolio policy lets you add or drop properties partway through the year, with the premium adjusted on a pro-rata basis. New purchases are added to the schedule on completion, and sales come off on disposal, without waiting for renewal or buying a separate short-term policy.
Landlords holding two or more properties benefit materially from portfolio cover. Compare property portfolio insurance quotes through a specialist panel that handles SPV, mixed and multi-property risks.
How to reduce landlord insurance costs
Landlord insurance is rarely the largest cost of letting a property, but there are real practical levers that move the premium downwards without cutting cover or breaching your mortgage conditions. Getting the rebuild value right, carrying a higher voluntary excess and pulling two or three of these together can deliver worthwhile savings across an annual policy or a portfolio renewal.
Fit alarms, CCTV and approved locks
A monitored intruder alarm, CCTV and British Standard approved locks on all doors and windows reduce theft, vandalism and malicious damage claims. Insurers price recognised security directly into the rate, so tell the broker exactly what is fitted.
Reference tenants and document the AST
Referencing, credit checks and a signed assured shorthold tenancy give underwriters confidence in the let. Employed tenants rate lower than students or benefit claimants, so a documented, well-referenced tenant profile improves terms across the specialist panel.
Keep the property maintained and inspected
Regular roof, gutter and plumbing checks cut escape of water and storm claims, the most common landlord loss. A documented maintenance routine and periodic inspections show active management and are routinely asked about at quote and renewal stage.
Improve the EPC rating and stay compliant
A current gas safety certificate, an in-date EICR and a better EPC band show a well-run, well-kept property. With a minimum EPC E needed to let now and a proposed EPC C for private rentals by 2030, improvements made early protect both compliance and the risk profile insurers see.
Avoid long void periods
Most policies limit unoccupancy to 30 to 60 days before cover restricts or lapses. Re-letting promptly, or telling the broker when a property will sit empty between tenancies, keeps full cover in force and avoids the loadings that unoccupied property attracts.
Use a specialist landlord broker
Generic comparison sites are built around residential home insurance and struggle with let property, HMOs and portfolios. Specialist landlord brokers see this market daily and price it properly across insurers that mainstream sites do not reach.
The biggest reductions come from stacking two or three of these together rather than relying on a single one. Paying annually rather than monthly, carrying a higher voluntary excess and putting several properties on one schedule all help too. Compare landlord insurance quotes to see what your specific property, tenants and risk profile prices at across the specialist panel.
Specialist Landlord Insurance
Specialist landlord insurance comparison since 2013
Since 2013, MyMoneyComparison.com has helped UK landlords find cover without the runaround. Whether you are letting your first buy-to-let, running an HMO, holding a portfolio through a limited company or SPV, managing student or company lets, or dealing with a property left empty between tenancies, our specialist broker panel underwrites let property every day. Compare specialist landlord insurance from a panel that understands rebuild cost, property owners liability, loss of rent, unoccupied property and the full range of UK landlord risks.
Generic comparison sites versus specialist landlord brokers
Standard comparison sites are built around residential home insurance for owner-occupiers. Let property sits outside that underwriting profile, which is why specialist landlord brokers consistently price the same risk more competitively and with cover that actually responds to tenant type, void periods, HMO licensing, flood risk and the underwriting realities mainstream insurers struggle with.
Standard home insurance aggregators
Built around residential home insurance for people living in their own home. Let property is typically classed as a non-standard risk and either declined outright or priced at the loaded edge of the panel without understanding the tenancy, occupancy or rebuild picture.
Typical limitations- Limited or no let property options
- Tenant type rating poorly handled
- Unoccupied property frequently declined
- HMOs and flood-zone postcodes excluded
- Limited company and SPV portfolios outside the panel
Specialist landlord brokers and underwriters
FCA-regulated brokers who underwrite let property every day. Property owners liability, loss of rent, tenant type rating, unoccupancy clauses and rent guarantee sit on the policy from the start, sized to the property and tenancy declared.
Built around let property- Buy-to-let, HMO and portfolio landlords
- Unoccupied, non-standard and flood-risk property supported
- Property owners liability, loss of rent and rent guarantee
- Students, benefit claimants and company lets
- Limited company and SPV structures and mixed portfolios
A quote returned from a generic comparison site often looks competitive but excludes the cover lines landlords actually need. Buying it can leave you with the rebuild value misjudged, a void period beyond the declared limit, the tenant type misclassified, or property owners liability missing from the schedule, which is exactly the pattern that triggers reduced or declined claims under the average clause and the Insurance Act 2015. Standard home insurance is also invalid once a property is let, so always confirm the schedule matches the property and tenancy you genuinely have before paying.
Compare landlord insurance quotes with some of the UK's top providers, including:
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Everything You Need to Know
Detailed answers to help you understand more about landlord insurance.
What is landlord insurance?
Landlord insurance is specialist property cover for buildings that are let to tenants rather than lived in by the owner. It usually combines buildings cover at full rebuild value with property owners’ liability, loss of rent and optional extras such as landlord contents, accidental and malicious damage, rent guarantee and home emergency. A standard home insurance policy is not valid once a property is tenanted.
Does landlord insurance cover my tenants?
Landlord insurance covers your building and your interest as the property owner, not your tenants’ own belongings. Tenants need their own contents insurance for furniture, electronics and personal items. Your policy can include landlord contents cover for items you provide in a furnished let, such as carpets, white goods and furniture.
How much does landlord insurance cost in the UK?
The typical buildings-only landlord policy costs around £285 a year, or roughly £24 a month. A terraced buy-to-let sits near £269, a semi around £177 and a purpose-built flat around £255, while HMOs and blocks of flats run higher at £555 to £820 or more. Rebuild value, location and tenant type move the price most.
Is rebuild value the same as market value?
No. Rebuild value is the cost of rebuilding the property from the ground up, including materials, labour, demolition and professional fees. It is often lower than the market value or purchase price, particularly in high-value areas, and it is the figure your buildings cover should be based on. Insuring at the market value usually means paying too much, or too little and triggering the average clause.
What is property owners' liability?
Property owners’ liability protects you if a tenant, visitor or member of the public is injured, or has their property damaged, because of your building, for example a loose tile or a faulty staircase. Cover of £2m is standard, with £5m available. It is one of the most important parts of a landlord policy, because a single injury claim can run into six figures.
What happens if my rental property is empty between tenancies?
Most landlord policies allow a property to be unoccupied for a set period, commonly 30 to 60 days, before cover is reduced or suspended. Longer voids, refurbishments or properties awaiting sale usually need specific unoccupied property cover. Tell your insurer as soon as a property will be empty beyond the allowed period, or a later claim can be declined.
Is loss of rent included as standard?
Loss of rent is included on most landlord policies, but only where the property becomes uninhabitable following an insured event such as a fire or flood. It pays your rental income while repairs are carried out, up to a set limit or period. It does not cover rent lost because a tenant simply stops paying, which requires separate rent guarantee cover.
Does landlord insurance cover flood damage?
Standard landlord buildings cover includes flood as an insured peril, but properties in known flood zones can face higher premiums, larger excesses or specific terms. Flood Re does not apply to most let properties, so landlords in high-risk postcodes often need a specialist broker to place the risk. Declaring any past flooding accurately is essential.
Is subsidence covered?
Subsidence is covered on most landlord buildings policies, usually with a higher excess of around £1,000. Properties with a history of subsidence, ongoing movement or nearby trees can be harder to place and may need specialist underwriting. Any known movement or previous underpinning must be declared, or a claim can be refused.
Can I insure a listed or period rental property?
Yes, but listed and period properties need cover that reflects higher rebuild costs and the use of like-for-like traditional materials and skilled trades. Mainstream insurers often decline them, so they are usually placed through specialist landlord brokers. The rebuild figure should be assessed by a surveyor familiar with listed buildings.
What is the difference between landlord insurance and standard home insurance?
Standard home insurance assumes the owner lives in the property and becomes invalid once it is let. Landlord insurance is built for tenanted property, adding property owners’ liability, loss of rent, cover for tenant damage, and terms that account for void periods and tenant type. Letting a home on a residential policy risks every claim being declined.
Can I insure against tenant damage?
Yes. Accidental damage and malicious damage by tenants can be added to most landlord policies, covering repairs beyond normal wear and tear. Cover excludes gradual deterioration and minor scuffs that a deposit would handle, and it usually requires evidence such as a signed inventory and tenant referencing. Malicious damage cover is particularly valuable for higher-risk lets.
Can I insure a mixed-use property, such as a shop with a flat above?
Yes. Mixed-use property, for example a flat above a shop or office, can be insured, but it needs cover that reflects both the residential and commercial parts and the trade of any commercial tenant. These risks are rated differently from a plain residential let and are best placed through a specialist broker.
Do I need terrorism cover?
Terrorism cover is optional for most landlords and is usually only required by lenders on higher-value buildings or blocks of flats, particularly in city centres. It is arranged separately, often through Pool Re, and can be added to a landlord or block policy. For a single standard let it is rarely necessary.
What if my property is owned by a limited company or SPV?
Properties held in a limited company or special purpose vehicle can be insured in the company name, which is common for portfolio landlords and tax planning. The policy names the company as the insured. Portfolio landlords often place several company-owned properties on a single schedule with one renewal date.
Does the amount of flat roof affect cover?
Yes. Insurers ask what % of the roof is flat, because flat roofs have a shorter lifespan and a higher risk of leaks. Up to around 25% flat roof is usually accepted on standard terms; above that, expect higher premiums, specific terms or a specialist insurer. The roof covering and its age also matter.
Can I insure a rental property under renovation?
Yes, but a property being renovated or refurbished usually needs specific cover rather than a standard let policy, especially if it is unoccupied or undergoing structural work. Cover should reflect the works, any contractors on site and the empty periods. Tell your insurer the scope and expected duration before work starts.
What is the average clause and how does it affect claims?
The average clause lets an insurer reduce a payout in proportion to any underinsurance. If your rebuild value is set at 75% of the true figure, the insurer can cut a claim by the same proportion, so a £20,000 claim pays only £15,000. Setting an accurate rebuild value protects you from this.
How do I work out the correct rebuild value?
Use a professional survey or a RICS or BCIS rebuild cost assessment, not the market value or an estate agent valuation. Flats and non-standard construction should always be assessed professionally. Review the figure at each renewal and keep it index-linked so it tracks building cost inflation.
Which tenant types affect landlord insurance?
Insurers rate the risk partly on who lives in the property. Working professionals attract the lowest premiums, while students, tenants on benefits, asylum and company lets, and HMOs are rated higher because of claim frequency and occupancy patterns. Declaring the tenant type accurately keeps the cover valid.
Does landlord insurance cover loss of rent if the property becomes uninhabitable?
Yes. If an insured event such as a fire or flood makes the property unfit to live in, loss of rent cover pays your rental income during repairs, and alternative accommodation cover can rehouse tenants where the policy includes it. Both are usually capped at a share of the sum insured or a set number of months.
Why use a specialist landlord insurance broker instead of a comparison site?
Mainstream comparison sites are built around residential home insurance and struggle with let property, HMOs, non-standard tenants, portfolios and unoccupied risks. A specialist landlord broker can place these properly, rate the risk fairly, and make sure the cover responds at claim time. MyMoneyComparison.com connects you with FCA-authorised specialist brokers.
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