Landlord insurance UK: the basics for self-managing landlords
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Landlord insurance UK: the law doesn't make it compulsory, but if you have a mortgage, your lender will usually require buildings insurance, and buy-to-let lenders commonly make it a condition of the loan [1][2][3]. A standard home insurance policy may not cover a property you let out, even to family [3][4]. Landlord policies typically combine buildings cover with optional extras such as landlord contents, loss of rent and liability cover [1][3]. Read exclusions carefully: cover often depends on you keeping the property maintained and safe.
Landlord insurance UK: is it a legal requirement?
No. Comparison site money.co.uk says "it's not a legal requirement to have landlord insurance, but you may find you need it if you take out a buy-to-let mortgage" [2]. NatWest's buy-to-let guide says the same: landlord insurance isn't mandatory, but some landlords must have at least buildings insurance as a condition of their buy-to-let mortgage [4].
MoneyHelper, the government-backed guidance service, says that if you have a mortgage you're usually required to have buildings insurance, and that landlords "might only need buildings insurance" for the structure, with the tenant insuring their own belongings [5].
Some councils may also ask about insurance as part of licensing, so check if your property is licensed [3].
Why ordinary home insurance may not be enough
Home insurance is designed for owner-occupiers. NatWest notes that a standard home insurance policy "may well not extend to an official tenant", even when they're related to you, and that you may need to tell your mortgage lender or change mortgage type when you let [4]. AXA likewise says a standard home insurance policy won't cover you for a buy-to-let [3].
If you've moved out and let your home without telling your insurer, a claim could be refused. Tell your insurer and your lender before the tenancy starts.
What landlord insurance usually covers
Policies vary, but these are the common parts:
| Cover | What it's for |
|---|---|
| Buildings | The structure and permanent fixtures: walls, roof, floors, fitted kitchen and bathroom. Typically fire, flood, storm, vandalism, subsidence and escape of water [1][5] |
| Landlord contents | Furniture, white goods and items you provide for tenants [3][5] |
| Loss of rent | Lost rent if the property becomes uninhabitable after an insured event such as fire or flood [3] |
| Property owner's liability | Claims if a tenant or visitor is injured [5] |
| Rent guarantee / legal expenses | Optional; can cover unpaid rent or legal costs, depending on the policy |
What it usually doesn't cover
MoneyHelper lists typical exclusions from buildings insurance: normal wear and tear, deliberate damage, leaking gutters, certain pests, frost (unless it causes a burst pipe), and storm damage to gates and fences [1]. Read the policy wording, because exclusions vary [1].
Rebuild cost, not market value
Buildings cover should be based on the cost of rebuilding the property, not what it's worth or what you paid. money.co.uk recommends using a rebuild calculator before you buy cover [2].
Landlord insurance comparison: what to check
When you compare quotes, look beyond the price:
- Who the policy allows as tenants (for example, students, people receiving benefits, family members).
- Unoccupied periods. Many policies limit cover if the property is empty for a set time.
- Escape of water excess. Often higher than the standard excess.
- Maintenance conditions. Policies typically expect the property to be kept in good repair.
- Safety conditions. Checkatrade warns that failing to keep a valid EICR may invalidate landlord insurance in the event of a claim for fire or electrical damage [6].
- Multi-property cover. Some insurers cover several properties under one policy [3].
- Claims and deposits. You can't claim for the same damage twice, from insurance and the deposit [7].
Keep the evidence insurers ask for
When you claim, the insurer will want to know when the problem started, what you did, and whether the property was properly maintained. That means:
- certificates: gas safety, EICR and EPC, in date
- repair records: when a tenant reported a problem and when it was fixed
- photos: before and after
- receipts for repairs
Gaffy keeps that file for you. Each property has a vault for certificates and your insurance documents, with expiry reminders for gas safety, EICR and EPC. Tenants report problems through a repair link with photos, and every request is timestamped and tracked from New to Scheduled to Done. If a leak becomes a claim, you can show exactly when you heard about it and what you did. See Gaffy's features.
Common landlord insurance claims and how to prepare
Escape of water, from burst pipes and leaks, is one of the risks buildings policies typically cover [1]. Two things decide how well these claims go: how quickly you acted, and whether you can show it. A tenant who reports a drip under the sink and gets a plumber the next day is a very different claim from a leak that ran for weeks.
Before you ever need to claim:
- Know where the stopcock is, and tell your tenant.
- Fix small leaks quickly. Insurers expect reasonable maintenance.
- Keep invoices for repairs and maintenance.
- Photograph the property at the start of each tenancy.
- Check the policy's rules on empty properties before a void period.
Buildings insurance for leasehold flats
If you let a leasehold flat, buildings insurance is often arranged by the freeholder and paid through the service charge [1]. In that case you may only need landlord contents and liability cover, plus any loss of rent or legal cover you want. Ask the freeholder or managing agent for the buildings policy details, and keep a copy.
Insurance and your tenants
Your tenants are responsible for insuring their own belongings [5]. It's worth saying so in your welcome information, because many tenants assume the landlord's policy covers their things.
FAQs
Is landlord insurance a legal requirement in the UK?
No, but most mortgage lenders require buildings insurance [2][4][5].
Does home insurance cover a rented property?
Often not. Tell your insurer before you let, and expect to need a landlord policy [3][4].
What does landlord insurance cover?
Typically buildings, with options for landlord contents, loss of rent and liability [3][5].
Do I need contents insurance as a landlord?
Only for items you provide, like furniture and white goods. Tenants insure their own belongings [5].
Do I need landlord insurance if I rent to family?
NatWest says a standard home policy may not extend to a family member who's paying rent [4].
Can an expired certificate affect a claim?
It can. Checkatrade warns a missing EICR may invalidate cover for fire or electrical damage [6].
How does Gaffy help?
Gaffy stores your policy and certificates per property, flags gas safety, EICR and EPC expiry, and timestamps every repair. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.
Sources
- MoneyHelper, What is buildings insurance?: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-buildings-insurance
- money.co.uk, Landlord insurance: https://www.money.co.uk/landlord-insurance
- AXA UK, Buy to let insurance for landlords: https://www.axa.co.uk/landlord-insurance/buy-to-let-insurance/
- NatWest, Do I need landlord insurance?: https://www.natwest.com/mortgages/buy-to-let/buy-to-let-mortgage-guide/do-i-need-landlord-insurance.html
- MoneyHelper, What is home insurance?: https://www.moneyhelper.org.uk/en/everyday-money/insurance/home-insurance-how-to-get-the-best-deal
- Checkatrade, Electrical safety check costs 2026: https://www.checkatrade.com/blog/cost-guides/electrical-safety-check-cost/
- GOV.UK, If a tenant wants a pet to live with them: https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords/if-a-tenant-wants-a-pet-to-live-with-them