Landlord Insurance After the Renters' Rights Act: What a Policy Covers, What Rent Guarantee and Legal Expenses Add, and What to Check in England
Since 1 May 2026, when section 21 ended and most private tenancies in England became periodic, many landlords with one or two buy-to-let homes are looking again at their insurance. This guide explains what landlord insurance usually covers — buildings, contents, liability and loss of rent after an insured event — and what rent guarantee and legal expenses cover add. It sets out why possession now runs through section 8 grounds, with arrears needing to reach three months, and what insurers typically ask for, such as tenant referencing and current safety certificates. It also covers the points worth comparing in a policy wording. Cover, excesses and waiting periods differ by insurer, and rent guarantee usually needs a referenced tenant. The rules described apply in England; Wales and Scotland have their own.
What landlord insurance covers and leaves out
Landlord insurance is designed for property owners who rent out homes. A standard policy can include buildings cover for the structure, contents cover for items the landlord owns, property owner’s liability, and loss of rent after damage. Buildings cover may pay to repair or rebuild after fire, flood, storm or subsidence. Contents cover usually applies to furnishings and appliances provided with the let. Property owner’s liability can respond if a tenant or visitor is injured or their belongings are damaged because of the property. Loss of rent after damage can replace rental income while the home is uninhabitable. Policies often leave out normal wear and tear, gradual damage, and tenant damage not caused by an insured event. Some exclude theft by tenants or require extra cover for accidental damage. Landlords should check tenancy type, property age, and shared areas.
Rent guarantee and legal expenses cover
Rent guarantee insurance and landlord legal expenses cover are optional add-ons that address different risks. Rent guarantee insurance can pay unpaid rent for a set period, often after a waiting period and once the tenant has been referenced. It may also help with costs linked to possession, but the exact trigger varies. Legal expenses cover can help with disputes over rent arrears, tenancy agreements, repairs, and possession claims. It may cover solicitor fees, court costs, and mediation, up to a policy limit. Waiting periods, excesses, and referencing rules matter. Some rent guarantee policies require a minimum rental period, a formal tenancy agreement, and proof of tenant affordability. Legal expenses cover may not start until a dispute has been reported and approved. Landlords should compare what each add-on includes before relying on it.
The Renters’ Rights Act in England
The Renters’ Rights Act in England introduces periodic tenancies, ends no-fault notices, and sets out possession grounds for rent arrears. For landlords, this means the process for ending a tenancy is more focused on specific grounds, such as serious rent arrears or breach of tenancy terms. Insurers may ask how the policy responds if possession takes longer or if a claim involves legal costs. Rent guarantee and legal expenses cover can become more relevant because arrears and possession claims may take time to resolve. The Act also affects how tenancy agreements are written and how notices are served. Landlords in England should review policy documents alongside the current legal framework. Wales and Scotland have different rules, so a policy for one nation may not match another.
What insurers ask of landlords
Insurers ask landlords for information that shows the property is managed responsibly. This often includes tenant referencing, gas and electrical safety certificates, smoke alarms, and property checks. Tenant referencing helps confirm identity, affordability, and rental history. Gas safety certificates are usually required for properties with gas appliances, and electrical safety checks may be required in England. Smoke alarms must be fitted on each storey, and carbon monoxide alarms may be needed where solid fuel appliances are present. Insurers may also ask about unoccupancy periods, the number of tenants, and whether a letting agent handles inspections. Missing certificates or poor record-keeping can affect a claim or the terms of cover. Landlords should keep documents up to date and answer insurer questions accurately.
Comparing policy wordings and regional differences
Landlord policy wordings compared: excesses, unoccupancy clauses, renewal timing, and how Wales and Scotland differ. Excesses are the amount a landlord pays towards a claim, and they can apply per claim or per section. Unoccupancy clauses set conditions when a property is empty for a certain period, such as 30 or 45 days, and may limit cover or require additional steps. Renewal timing matters because premiums and terms can change, and a lapse in cover may leave a property unprotected. Wales has its own rental rules, including different notice periods and possession processes. Scotland has a different tenancy system, with private residential tenancies and specific grounds for eviction. A policy designed for England may not automatically suit a property in Wales or Scotland. Landlords with properties in more than one nation should check territorial limits and legal expenses cover.
Landlord insurance costs and provider examples
Costs for landlord insurance vary by property, location, tenant type, claims history, and cover level. A buildings-only policy for a typical flat may cost less than a combined policy for a large house with contents and rent guarantee. Rent guarantee insurance is often priced as a percentage of annual rent, while legal expenses cover may be a small add-on. The figures below are estimates and should be used as a general guide only. Real quotes depend on individual circumstances, so independent research is advised before making financial decisions.
| Product/Service | Provider | Cost Estimation |
|---|---|---|
| Landlord buildings insurance | Direct Line for Business | Typical annual premiums from around £150 to £400 |
| Landlord contents insurance | Aviva | Typical annual premiums from around £100 to £300 |
| Rent guarantee insurance | Total Landlord Insurance | Typical annual premiums from around 3% to 5% of annual rent |
| Legal expenses cover | Simply Business | Often available as an add-on, typical annual cost £50 to £150 |
| Combined landlord policy | LV= | Typical annual premiums from around £200 to £600 |
Prices, rates, or cost estimates mentioned in this article are based on the latest available information but may change over time. Independent research is advised before making financial decisions.
The Renters’ Rights Act and related changes make it important for landlords to match cover to their actual letting situation. A policy that includes buildings, contents, liability, and loss of rent can address common property risks, while rent guarantee and legal expenses cover can support income and disputes. Checking excesses, unoccupancy clauses, renewal timing, and regional differences helps avoid gaps. Landlords should keep safety certificates, alarms, and referencing records in order, and review policy wordings before each renewal. The right cover is not about the lowest price alone, but about clear terms that fit the property, the tenancy, and the legal rules in the relevant nation.
