Cover for the structure you own
Landlord Buildings Insurance
Cover for the structure, roof and permanent fixtures of a property you rent out, insured for what it would cost to rebuild.
- Structure, roof, fitted kitchens and bathrooms
- Insured on rebuild cost, not market value
- Compare quotes from 40+ providers
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01
What Is Landlord Buildings Insurance?
Landlord buildings insurance covers the physical structure of a property you rent out, paying to repair or rebuild it after an insured event such as fire, flood or storm.
It is the part of a landlord policy that lenders insist on, because the building is the security for the loan. Everything else on a landlord policy is built around it.
It is the one section almost every UK-wide landlord insurance policy includes as standard, with the rest added by choice.
02
How Do You Compare Landlord Buildings Insurance Quotes?
Work out an accurate rebuild cost first, then compare the perils, the excesses and the unoccupancy terms rather than the headline premium.
- 1
Establish the rebuild cost
This is the single most important figure on the quote. Use a survey, a lender’s valuation or a rebuild cost calculator rather than the purchase price.
- 2
Describe the construction honestly
Age, wall and roof material, and any previous movement all matter. Flat roofs and non-standard construction narrow the market considerably.
- 3
Choose your excesses
A higher voluntary excess lowers the premium. Check the compulsory excess for subsidence and escape of water separately, because those are often much higher.
- 4
Check the unoccupancy terms
Every policy limits how long the property can stand empty before cover narrows. If you expect long voids, this clause matters more than the price.
03
What Does Landlord Buildings Insurance Cover?
It covers the structure and permanent fixtures against a defined list of perils, plus the cost of rebuilding, including demolition and professional fees.
The structure and permanent fixtures
Walls, roof, floors and ceilings, together with anything fixed in place. Fitted kitchens, bathroom suites and built-in wardrobes are normally treated as buildings rather than contents. Outbuildings, garages, boundary walls, gates and driveways are often included, though sometimes with their own limits.
The standard perils
Fire, lightning, explosion, storm, flood, escape of water, subsidence, impact, theft and malicious damage make up the usual list. What counts as each is defined in the wording, and storm in particular has a technical definition based on wind speed.
Costs beyond the bricks
A rebuild is not just building work. Architects' and surveyors' fees, demolition, site clearance and the cost of complying with current building regulations are all part of what the sum insured has to carry.
Property owners liability
Most buildings policies include liability cover as standard, responding when someone is injured by the building itself. A falling tile or a collapsing wall is the classic example.
Compare in one place
See what buildings cover is available for your property.
One set of questions, quotes back from UK providers.
04
How Do You Work Out the Rebuild Cost?
Rebuild cost is what it would take to demolish, clear and rebuild the property to the same specification, and it is usually lower than the market value.
Where to get the figure
Your last mortgage valuation or homebuyer survey normally states a reinstatement figure. Failing that, a rebuild cost calculator based on published building cost data will get you close for a standard property. For period, listed or unusual buildings, a professional reinstatement cost assessment is worth the fee.
Why it differs from market value
Market value includes the land and the location, neither of which burns down. In much of the country the rebuild figure sits well below the sale price, and insuring for the sale price simply means paying for cover you can never claim.
The risk of getting it wrong
Under-insurance is the expensive mistake. Where a policy carries an average clause, a settlement can be cut in proportion to the shortfall, so a property insured at 60 per cent of its rebuild cost may see a claim reduced accordingly.
| Sum insured against true rebuild cost | Likely effect on a claim |
|---|---|
| Accurate | Claim settled in full, less the excess |
| Modestly under-insured | Settlement may be reduced in proportion |
| Substantially under-insured | Sharp reduction, and cover may be challenged |
| Over-insured | No extra payout, just a higher premium |
Keeping it current
Construction costs move, so a figure set five years ago is probably wrong now. Index linking adjusts it automatically, and reviewing it at renewal takes a few minutes.
05
What Is Not Covered by Landlord Buildings Insurance?
Wear and tear, poor maintenance, gradual damp, undeclared void periods and damage that existed before cover started all sit outside a standard policy.
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Wear, tear and maintenance
Insurance responds to sudden, unexpected events. A roof that has been failing for years, or guttering that was never cleared, is a repair rather than a claim.
-
Gradual damage
Slow leaks, rot and long-running damp are usually excluded because they develop over time. A sudden burst pipe is covered, while a joint that has been weeping for a year normally is not.
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Long void periods
Cover narrows once the property has been empty beyond the period set in your wording. Anything longer usually needs a dedicated policy.
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Contents you provide
Carpets, curtains, white goods and furniture are contents, not buildings, even though they live inside the structure. They need their own section on the policy.
06
How Does a Buildings Insurance Claim Work?
You report the damage, the insurer assesses it, and settlement covers reinstatement to the same specification less the excess that applies to that peril.
- Step 1 You report the damage
- Step 2 The insurer assesses it
- Step 3 Settlement covers reinstatement
A worked example
A storm lifts tiles and water enters the roof space of a let property.
The repair is quoted at £6,200, and the policy carries a £350 excess for storm damage. The insurer inspects, confirms wind speeds met the storm definition, and settles at £5,850. If the same water damage had come from a slow leak around a chimney, it would likely have been treated as maintenance.
What the insurer will ask for
Photographs, the cause, and evidence the property was maintained. Records of roof inspections or recent works make the difference in borderline cases.
Excesses vary by peril
The excess for subsidence is typically far higher than for other claims, and escape of water often carries its own figure. Compare these separately rather than looking at a single headline excess.
07
How Much Does Landlord Buildings Insurance Cost?
The premium follows the rebuild cost, the construction, the postcode and the claims history, so there is no meaningful average across properties.
What moves the price
- 1 Rebuild cost The largest single driver
- 2 Construction type Non-standard construction raises it sharply
- 3 Flood and subsidence risk Can limit which insurers will quote at all
- 4 Property age Older properties usually cost more
- 5 Claims history Recent claims raise it at renewal
- 6 Excess chosen A higher excess lowers the premium
- 7 Occupancy Empty periods raise it and narrow cover
Flood risk is worth checking first
If the property sits in a flood risk area, the premium and the excess can both change dramatically. You can check the long term flood risk for an address on GOV.UK before you buy or quote.
09
Which Properties Need Specialist Buildings Cover?
Flats, listed buildings, non-standard construction and properties with a history of movement or flooding all need cover written for that situation.
Leasehold flats
The freeholder normally insures the whole building, and you may only need contents and liability. Buying separate buildings cover for a flat already covered by a block policy wastes money.
Listed and period property
Repairs must match the original materials and methods, which pushes the rebuild figure well above a modern equivalent. A standard calculator will understate it.
Properties with a claims history
Previous subsidence or flooding narrows the market but rarely closes it. Declare it, because non-disclosure is far more damaging than a higher premium.
Questions
Frequently asked questions
What is landlord buildings insurance?
It covers the physical structure of a property you let: the walls, roof, floors and permanent fixtures such as fitted kitchens and bathrooms. It pays to repair or rebuild after an insured event.
Is it a legal requirement?
No law requires it. A buy-to-let mortgage almost always does, and letting an uninsured property leaves you funding a rebuild yourself if the worst happens.
How do I work out the rebuild cost?
Rebuild cost is what it would take to clear the site and build the property again, including demolition and professional fees. A recent survey, your lender’s valuation or a rebuild cost calculator will give you a working figure.
Why is rebuild cost lower than market value?
Market value includes the land, the location and demand. Rebuild cost covers only the building work, so in many areas it is well below what the property would sell for.
What happens if I under-insure?
Insurers can apply an average clause and reduce the settlement in proportion to the shortfall. Insuring a property for half its rebuild cost can mean receiving roughly half of a valid claim.
Do I need buildings cover for a leasehold flat?
Usually not. The freeholder or management company normally insures the whole building through a block policy and recovers the cost through the service charge. Check your lease before buying separate cover.
Does it cover damage caused by tenants?
Accidental damage is often available as an option rather than included. Malicious damage by tenants is commonly excluded or offered separately, so read that section closely.
Is subsidence covered?
Subsidence is a standard peril on most policies, usually with a much higher excess than other claims. A property with a history of movement may need specialist cover.
Does it cover boundary walls, gates and driveways?
Many policies include walls, fences, gates and paths, though often with lower limits and sometimes excluding storm damage to fences. Check the schedule rather than assuming.
What is index linking?
It automatically adjusts your sum insured each year in line with a building cost index, so the figure keeps pace with construction inflation. It reduces the risk of drifting into under-insurance.
Does it cost anything to compare quotes here?
No. Comparing is free and there is no obligation to buy. We may be paid a fee when a policy is taken out, which does not change the price you are quoted.
Ready to compare quotes?
Cover for the structure, roof and permanent fixtures of a property you rent out, insured for what it would cost to rebuild.
Compare landlord insurance quotes from UK providers.