Landlord insurance costs, quotes & comparisons (2025 UK Guide)
- RebuildCostASSESSMENT.com
- 4 days ago
- 10 min read
Updated: 23 hours ago
Landlord insurance quotes in the UK can vary a lot – not only in price, but in what they actually cover. Before you compare policies or look for the lowest premium, it helps to understand what drives those costs and how to make a fair comparison.
A key factor is your property’s rebuild cost – the amount every insurer uses to set your premium. If that figure is wrong, the rest of your cover can quickly fall apart. Recent data from over 43,000 assessments by RebuildCostASSESSMENT.com shows that only 7% of UK properties are insured correctly, while 70% are underinsured and 23% are overinsured.
Getting this number right is the starting point for any accurate landlord insurance comparison. Next, we’ll look at what affects the cost of landlord insurance — and how to compare quotes with confidence.
The 7 key decisions when comparing landlord insurance
Landlord insurance is about more than getting a quote. The policy you choose depends on a few key decisions that affect how well your cover works when you need it. Here’s a quick overview of the seven main choices every landlord should understand before comparing policies.
Get this right, and your policy should pay in full after major damage. Get it wrong, and the average clause may reduce your claim. More detail here.
Many policies include £1–£2 million of cover as standard. Some landlords may need higher limits for HMOs or properties with multiple tenants. A limit that’s too low could leave you personally responsible for injury or damage claims. More detail here.
Exact limits vary between insurers. Always check before you buy.
A period of 18–24 months often reflects real rebuilding times better than 12. If your cover ends too soon, your rental income could stop before repairs are complete. More detail here.
Cover lengths and terms differ between insurers, so read them carefully.
Loss of rent applies when the property is damaged and unfit to live in. Rent guarantee covers missed payments from tenants. They deal with different risks, so one cannot replace the other. More detail here.
Most insurers limit cover after 30 to 60 days of unoccupancy. For example, Direct Line restricts some cover after 30 days, while Aviva sets 60 days. Always disclose your tenant types—such as DSS, students, or contractors—since not doing so could invalidate a claim. More detail here.
Brokers can offer tailored advice, direct insurers provide simplicity, and comparison sites show a broad range of prices. Choosing only on price, though, can hide important exclusions. More detail here.
RebuildCostASSESSMENT.com is not regulated by the FCA and does not provide financial advice.
Putting multiple properties on one schedule simplifies renewals and helps avoid gaps in cover. Managing several separate policies increases admin and makes inconsistencies more likely. More detail here.
These seven choices form the backbone of any good landlord insurance plan. Let’s now look at each decision in more detail, starting with the rebuild sum insured – the factor that everything else depends on.
Decision 1 – Set the rebuild sum insured
Every landlord insurance quote starts with one key number — your rebuild cost. This figure sits at the heart of your policy. If it’s wrong, other parts of your cover may not work when you need them.
Your rebuild cost is not the same as your property’s market value. It shows what it would cost to rebuild the property after total loss — including demolition, debris removal, professional fees, outbuildings, and local construction costs. See our guide on rebuild cost vs market value for a full explanation.
Free online calculators can give a rough estimate, but they use general data. If your home has extensions, unusual materials, or a complex layout, results can be thousands of pounds out. Read our article on free rebuild cost calculators to learn why.
If the rebuild cost is too low, the average clause may apply — reducing any claim by the same percentage that the property is under-insured. Our guide on the average clause in insurance explains this with simple examples.
Before you compare landlord insurance quotes, gather a few details: recent photos, floor area, construction type, extensions, outbuildings, and any special features that affect rebuild cost.
Next step: Get a professional rebuild cost assessment to confirm your sum insured before you start comparing quotes.
Decision 2 – Pick the right liability limit
If someone gets hurt at your rental, or if it damages another person’s home or belongings, you could be held responsible. Liability cover protects you against those claims. It’s one of the most important parts of any landlord policy.
Most landlord cover includes public or property owner’s liability. This shows the most the insurer will pay for a single claim. In the UK, that figure is usually between £1 million and £5 million, depending on the provider and type of cover.
Basic plans for single homes often start lower. Rentals with shared spaces or more tenants — such as HMOs or flats with communal areas — may need a higher limit. Each insurer sets its own risk rules, so there’s no single standard.
Reviews from Which? and other sources often rate policies by their liability section. Stronger limits are seen as good protection, not an extra feature.
Scenario (for illustration) | Typical limit range on the market | Why insurers vary |
Single-let, low-occupancy property | Around £1m–£2m | Standard exposure to tenant or visitor claims |
Properties with shared or public areas | Around £2m–£5m | More people, higher third-party interaction |
HMOs or higher-footfall buildings | Up to £5m+ | Multiple tenants, greater daily activity |
Check your policy papers to see the exact limit and any special terms. If anything is unclear, ask your insurer or a regulated broker before you renew.
Decision 3 – Loss of rent cover & indemnity period
Landlord insurance protects more than the building itself, but some important options are often sold separately. Loss of rent cover is one of them. It can replace rental income if your property becomes uninhabitable after an insured event such as fire, flood, or storm damage. It may also pay for tenants to stay somewhere else until repairs are complete.
This type of cover only applies after an insured peril and lasts until the indemnity period ends. The indemnity period is how long the insurer will keep paying for lost rent or tenant costs after a claim. Some policies include it, while others offer it as an optional extra. Standard terms are often 12 months, but you can extend to 24 months or longer for more complex risks.
Rebuilding usually takes longer than expected. Surveys, planning permission, and shortages of builders or materials all add time. Even with the right sum insured, a short indemnity period can leave you without rent before the property is ready again.
Stage | Typical timeframe (illustrative) |
Incident occurs | Day 0 |
Loss adjuster & survey assessment | 2–6 weeks |
Tendering & contractor appointment | 4–8 weeks |
Planning permission & permits (if required) | 8–12 weeks + |
Full rebuild, fit-out & reoccupation | 6–18 months + |
Each claim is different. Timelines vary with property type, location, and the scale of the damage. Even smaller repairs can take months if materials or skilled trades are hard to find.
When choosing cover, think about how long repairs could take, not how long you hope they will. Check your policy wording to make sure the indemnity period reflects realistic rebuild times — not just price.
Decision 4 – Loss of rent and rent guarantee aren’t the same thing!
These two covers sound similar but protect against different problems. Many landlords first see them when comparing quotes, and it’s easy to mix them up.
Loss of rent cover helps when your property can’t be lived in after damage such as fire, flood, or storm. It can replace the rent you lose while repairs take place. Some policies also pay for tenants to stay somewhere else during that time. This type of cover only applies after insured damage.
Rent guarantee insurance (RGI) is different. It helps when tenants stop paying rent but the property itself is fine. It is often sold as a separate product, not part of standard landlord cover. Most insurers have simple rules, like tenant checks, minimum tenancy terms, and an excess period of 30 or 60 days before payments start.
These two products work in different ways, so one cannot replace the other. Some landlord policies include limited loss-of-rent cover automatically, but RGI is usually optional or sold on its own.
Feature | Loss of Rent | Rent Guarantee (RGI) |
Trigger | Insured peril (fire, flood, etc.) | Tenant fails to pay rent |
Property condition | Usually uninhabitable | Property intact |
Eligibility | Standard with many landlord policies | Usually requires tenant referencing |
Payment limit | Up to policy’s indemnity period | Monthly cap or claim limit applies |
Excess / wait period | None for insured perils | Often 30–60 days |
Availability | Included within buildings cover | Often separate product or add-on |
Knowing the difference helps you check what you already have. Read your policy carefully so you understand which protection applies and whether you need extra cover.
Decision 5 – Unoccupied periods, fixtures & fittings, and tenant property
Empty periods are a common source of confusion in landlord insurance. Most policies reduce or restrict cover once a property has been empty for 30 to 60 days. The exact limit varies.
If you expect a gap between tenants, tell your insurer early. They can confirm what rules apply to your property.
Note: The new Renters’ Rights Bill (expected to become law in 2025) could change how long some homes stay empty between tenancies. Longer notice periods may mean landlords wait longer to sell or take back a property. Check with your insurer if these longer gaps could affect your cover. Read the government guide here.
When a property is empty, some risks — such as water leaks, theft, or malicious damage — may be limited or excluded. These conditions usually stay in place until the property is checked or reoccupied. Always read your policy’s definition of “unoccupied”, as insurers describe it differently.
It’s also worth knowing what your policy covers inside the building. Fixtures and fittings include built-in kitchens, bathroom suites, flooring, and integrated appliances. These are part of the building cover. Contents cover applies to movable items owned by the landlord, such as furniture or curtains. Tenants’ belongings are never included — they need their own contents insurance.
Many claim disputes happen because these points aren’t clear. For example, an escape-of-water claim might be refused if the property wasn’t inspected as required. Or a stolen item might not count as landlord contents. Checking these details before a void can help prevent unpleasant surprises.
Pre-void checklist:
Turn off and drain the water system if possible.
Keep heating on low in winter.
Test alarms and secure all entry points.
Schedule regular inspections and keep notes.
Tell your insurer about any planned empty periods.
Decision 6 – Broker vs Direct vs Comparison Site
How you buy landlord cover affects both price and clarity. Each route works differently. Knowing the difference helps you choose with confidence.
Direct insurers such as Direct Line or Aviva sell straight to landlords. They focus on clarity and ease of use. Most list common risks like fire, flood, and storm, plus extras such as alternative accommodation or boiler cover. Because they create their own products, wording is usually clear, but choice is limited.
Comparison sites show quotes from many insurers in one place. They make prices easy to view but can hide detail. Cover can vary on key points such as alternative accommodation, malicious damage, or liability.
According to Which?, policy quality is often rated by:
Buildings: 40%
Contents: 20%
Liability: 20%
Rent cover: 10%
Excess: 5%
Other factors: 5%
These figures show how reviewers judge policy strength. But a high score doesn’t always mean better service. Which? reports that Direct Line scores well for policy features, while NFU Mutual ranks highest for customer satisfaction.
Brokers are useful for complex or high-value properties. They work with several insurers and can find cover for HMOs, unusual construction, or higher limits. Specialists such as Alan Boswell Group can offer liability up to £10 million and may arrange rent-guarantee options.
Route | Best for | Trade-offs | When to switch |
Direct insurer | Simplicity, consistent wording | Fewer policy options | When you want brand familiarity and manage one policy |
Aggregator | Price comparison, broad market | Harder to compare cover depth | When budget is priority and risks are straightforward |
Broker | Complex or multi-property portfolios | Usually higher cost due to tailored service | When cover needs fall outside standard terms |
For most landlords, direct insurers or comparison sites are fine. But if your property mix is complex or non-standard, a broker’s regulated advice can help.
Important: RebuildCostASSESSMENT.com is not regulated by the Financial Conduct Authority (FCA) and does not provide financial advice. If you need help choosing or adjusting cover, speak with a qualified broker or insurer.
Decision 7 – portfolio strategy (5+ properties)
Managing lots of rentals is not simple. Renewal dates, rebuild costs, and cover details can soon get mixed up. A simple plan helps you stay organised and avoid gaps in cover.
Some providers offer multi-property cover. This means you can group several buildings under one policy and renewal date. It saves time and may cut admin costs. It also helps keep your cover consistent across each property.
Many direct providers limit how many buildings you can include. For example, AXA allows up to 10 properties under one landlord policy (as of 2025). Larger or mixed portfolios often need a broker, who can tailor cover to your needs.
Whether you use one policy or several, keep a clear list of each rental. Include its rebuild cost, type of cover, renewal date, and any special terms. Update it after any improvements or new purchases.
Accurate records make comparisons easier. When rebuild figures are current and clear, insurers and brokers can quote faster — and you’re less likely to face underinsurance.
Get it right from the start
Every choice in this guide begins with one key step — checking your rebuild cost. This figure affects your rent cover, liability cover, and how well every policy works. If the number is wrong, even the best-rated plan can let you down when it matters most.
Checking your rebuild cost gives you confidence that your cover is right for the property. When that number is correct, you can compare landlord policies fairly and choose protection that truly fits your needs.
Book a Rebuild Cost Assessment – available as a desktop or site-based service.
Important disclaimer: The information provided here is for general informational purposes only and is not intended as professional advice. While we strive to ensure all information is accurate and up-to-date, the content may not reflect the most current legal or regulatory developments, standards, or practices. No representations or warranties are made (express or implied) about the accuracy of the information provided, and reliance on this information is strictly at your own risk.
We do not offer financial advice and nothing within this content should be construed as such. We recommend consulting with a qualified professional who can provide tailored advice based on your individual circumstances before making any decisions related to insurance.
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