Residential Property Insurance for Landlords
Specialist cover for buy-to-let properties, houses in multiple occupation, student lets and residential investment portfolios — protecting your income and your asset.
What Does Landlord Property Insurance Cover?
Residential landlord insurance goes well beyond a standard home insurance policy. We build a programme that addresses the specific risks of letting property to tenants.
Buildings Insurance
Cover for the structure of your property against fire, storm, flood, escape of water, subsidence and other insured perils. We ensure the sum insured reflects the full rebuilding cost — not the market value — including demolition, site clearance and professional fees.
Landlord's Contents
Protection for furniture, white goods, carpets and other items you provide as part of a furnished or part-furnished let. Covers damage by insured perils and, optionally, accidental damage by tenants — essential for furnished buy-to-lets and student accommodation.
Loss of Rent
Replaces your rental income if the property is rendered uninhabitable by an insured event such as fire or flood. Cover typically applies for up to 12 or 24 months while repairs are carried out, protecting your cash flow and mortgage commitments.
Landlords' Liability
Covers your legal liability as landlord for injury to tenants, visitors or members of the public arising from a defect in the property or a failure to maintain it safely. Indemnity limits of £2 million or more are standard and essential for any letting.
Legal Expenses
Covers the cost of legal proceedings relating to your let property — including tenant disputes, eviction proceedings, rent recovery, tax investigations and contract disagreements. A valuable safety net that avoids unexpected solicitor bills.
Rent Guarantee
Pays your rental income when a tenant defaults on rent payments. Typically covers up to 12 months of arrears and includes the cost of legal proceedings to recover possession of the property — vital protection for landlords reliant on rental income to service a mortgage.
Property Types We Cover
Whether you own a single buy-to-let or a large residential portfolio, we have the market access and expertise to arrange the right cover for every type of residential letting.
Buy-to-Let Properties
Standard single-let houses and flats on assured shorthold tenancies. We cover both freehold and leasehold properties, including new-build developments, period conversions and ex-local-authority stock.
Houses in Multiple Occupation
Licensed and licensable HMOs with multiple tenants sharing facilities. We arrange specialist cover that reflects the higher occupancy levels, additional fire safety requirements and the specific regulatory obligations imposed by HMO licensing conditions — including room size standards and maximum occupant numbers.
Student Lets
Properties let to students — whether as a single household or an HMO — present particular risks including higher turnover, seasonal void periods during summer months and increased exposure to accidental and malicious damage. We place cover with insurers experienced in the student letting market.
HMO Licensing & Insurance
Operating an HMO without the correct licence — or failing to meet licence conditions — can have serious consequences for your insurance cover and legal position.
Licensing Requirements
Mandatory HMO licensing applies to properties occupied by five or more people forming two or more households. Many local authorities also operate additional or selective licensing schemes covering smaller HMOs or all privately rented properties in a designated area. Your licence conditions will typically specify fire safety measures, minimum room sizes and maximum occupancy — all of which insurers require to be met for cover to remain valid.
Why Choose Ellis David?
We understand the regulatory landscape facing residential landlords — from HMO licensing and EPC obligations to deposit protection, gas safety certificates and electrical installation condition reports. Our insurance advice takes full account of these responsibilities. When claims arise, our team works on your behalf to ensure a fair and timely settlement, liaising with loss adjusters, contractors and tenants as needed.
Frequently asked questions
Do I need different cover for a furnished versus an unfurnished let?
Yes. If you provide furniture, white goods, carpets or other contents as part of the tenancy, you need landlord's contents cover to protect those items against fire, flood, theft and other insured perils. For unfurnished lets, buildings-only cover is usually sufficient — though you may still want to cover landlord's fixtures such as fitted kitchens, bathroom suites and built-in wardrobes. We ensure the policy matches the letting arrangement so there are no gaps.
How does HMO licensing affect my insurance?
If your property is a licensable house in multiple occupation — whether under mandatory, additional or selective licensing — you must hold a valid HMO licence and comply with its conditions, which typically include fire safety measures, room sizes and maximum occupancy limits. Standard buy-to-let policies usually exclude HMOs, so specialist cover is required. Insurers will want to see evidence that a valid licence is in place and that conditions are being met. Operating without a required licence can invalidate your insurance entirely.
Does landlord insurance cover damage caused by tenants?
Accidental damage by tenants — such as cracking a basin or damaging internal doors — can be included as an optional extension on most policies. Deliberate or malicious damage by tenants is covered under a separate malicious damage extension and is particularly important for landlords of HMOs and student lets where the risk may be higher. Neither standard accidental nor malicious damage cover extends to gradual deterioration or fair wear and tear.
What happens if my property is unoccupied between tenancies?
Most landlord policies allow a void period of 30 to 45 days between tenancies without restriction. Beyond that, cover may be limited to a narrower range of insured perils and the excess may increase. You are typically required to notify your insurer if the property will be unoccupied for longer, maintain the heating during winter months to prevent burst pipes, and carry out regular inspections. We can arrange policies with extended unoccupancy provisions for landlords who regularly experience longer void periods.
Get the right cover
Speak to one of our expert brokers for a free, no-obligation quote.