Insurance for Buy-to-Let Properties, Landlords and Residential Property Portfolios

Whether you own a single rental property or a portfolio of residential investments, choosing the right landlord insurance is essential. We provide tailored insurance for buy-to-let properties, landlords, HMOs, apartment blocks and residential portfolios, with access to specialist insurers offering competitive cover.

Need a Review of Your Current Insurance?

Email your current policy schedule or renewal invitation to info@clarkewilliams.co.uk or call 01732 252 898. We’ll review your cover, identify any gaps and provide tailored recommendations.

We regularly help landlords insure everything from a single rental property to portfolios worth many millions of pounds.

Why Choose Clarke Williams?

We understand that no two landlords, properties or portfolios are the same. Whether you own a single rental property or a substantial residential portfolio, our experienced team can tailor cover to meet your individual needs.

We work with a panel of leading insurers to provide competitive terms for both straightforward and more complex property risks.

Why clients choose Clarke Williams:

• Independent, award-winning insurance broker
• UK-based team – no call centres
• Specialist advisers for residential and commercial property insurance
• Cover for individual properties through to large portfolios
• Experience with HMOs, apartment blocks and specialist risks
• Responsive in-house claims support
• Assistance reviewing leases, insurance requirements and property schedules

Why Review Your Landlord Insurance?

Insurance requirements can change every year.  A simple review before renewal may identify:

• Better cover
• Optional extensions
• Changes in rebuilding costs
• Gaps in protection
• Savings on your premium

Looking for Something More Specialist?

Some properties require a more tailored insurance solution.

If your property falls into one of the following categories, we also have dedicated guidance covering:

Commercial Property Owners Insurance

Insurance for office buildings, warehouses, industrial premises, commercial landlords and property portfolios.

Unoccupied Property Insurance

Specialist cover for properties awaiting probate, between tenants, undergoing refurbishment or awaiting redevelopment.

Apartment Block & Flats Insurance

Insurance for blocks of flats, HMOs, residential portfolios, freeholders and Residents’ Management Companies.

Types of Residential Property We Can Cover

We can arrange insurance for a wide range of residential investment properties, including:

• Buy-to-let houses
• Buy-to-let flats
• Residential portfolios
• HMOs
• Student accommodation
• Apartment blocks
• Listed properties
• High-value homes
• Holiday lets (subject to insurer acceptance)
• Mixed residential portfolios

Whether you own one property or hundreds, we can help arrange cover that reflects the way your portfolio is managed.

We regularly arrange insurance for:

• Private landlords
• Buy-to-let investors
• Property companies
• Portfolio landlords
• Trusts
• Family investment companies
• Professional landlords
• First-time landlords

Further Reading

If you’re reviewing your landlord insurance arrangements, you may also find these guides useful:

• HMO & Student Landlord Insurance
• Property Owners Liability Insurance
• Understanding the Importance of Accurate Rebuild Values in Property Insurance

 

Frequently Asked Questions

What does Landlord Insurance cover?

A standard Landlord Insurance policy is designed to protect your property and your legal liabilities as a property owner. Depending on your requirements, cover can include:

• Buildings Insurance
• Property Owners Liability
• Loss of Rent or Alternative Accommodation
• Landlord’s Contents
• Legal Expenses
• Employers’ Liability (where applicable)
• Malicious Damage by Tenants
• Rent Guarantee Insurance
• Accidental Damage

We can tailor your policy to reflect the way your property is occupied and managed.

How many years of previous claims do I need to disclose?

Most insurers will ask you to declare claims made within the previous three to five years, although this varies between insurers. Claims involving subsidence, heave or landslip should always be disclosed, regardless of when they occurred, as these are considered material facts by insurers.

If you are unsure whether something should be declared, we recommend discussing it with us before taking out cover.

Do I need to tell my insurer if my property becomes unoccupied?

Yes. Most insurers require you to notify them if your property becomes unoccupied, particularly if it is expected to be vacant for 30 consecutive days or more. Once a property becomes unoccupied, insurers often apply additional terms or restrict cover, sometimes reducing protection to Fire, Lightning, Explosion and Aircraft (commonly referred to as FLEA Cover).

We can often arrange wider protection for unoccupied residential and commercial properties.

Do I need to notify my insurer when tenants change?

Usually, a routine change of tenants during the policy period does not need to be reported, provided the type of tenancy and occupancy remain the same.

However, you should notify your insurer if there is a significant change, for example:

• The property changes from owner occupied to rented.
• The property becomes an HMO.
• The tenant type changes (for example from working professionals to asylum seeker accommodation).
• The property becomes unoccupied.
• The property is used for short-term or holiday letting such as Airbnb.

If you’re unsure whether a change is material, we recommend contacting us for advice.

What types of tenants do insurers ask about?

Insurers often assess risk based on who occupies the property. Common tenant categories include:

• Working Professionals – Individuals in permanent or regular employment.
• Retired Tenants – Occupants who are retired from employment.
• Students – Individuals in full-time education.
• Benefit-Assisted Tenants – Tenants who receive housing benefit or Universal Credit, either wholly or partly.
• Asylum Seekers or Supported Accommodation – Occupants housed under local authority or specialist accommodation schemes. These properties often require specialist insurers.
• Company Lets – Properties rented to a business rather than directly to an individual.
• Holiday Let / Airbnb Guests – Short-term occupants using the property for temporary accommodation.

Different insurers have different underwriting approaches, so it’s important that the occupancy accurately reflects how the property is used.

Can I insure a portfolio of rental properties?

Yes. We can arrange policies covering a single buy-to-let property through to large residential portfolios. Portfolio policies can simplify administration by placing multiple properties under one policy, often with a single renewal date.

Do I need Property Owners Liability Insurance?

Whilst there is generally no legal requirement for landlords to hold Property Owners Liability Insurance, many mortgage lenders, managing agents and local authorities require evidence of this cover. Property Owners Liability protects you if someone suffers injury or property damage due to a fault connected with your property, such as falling roof tiles, defective pathways or unsafe communal areas.

It is usually included automatically with Landlord Buildings Insurance, but can also be arranged separately where required.

What happens if my tenant accidentally damages the property?

Accidental damage caused by tenants is not automatically included under every policy. Many insurers offer Accidental Damage and Malicious Damage by Tenants as optional extensions, providing broader protection against damage caused during a tenancy.

We can help tailor your policy to include these covers where appropriate.

Can you insure HMOs, blocks of flats and specialist residential properties?

Yes. We regularly arrange insurance for:

• HMOs
• Apartment blocks
• Residential portfolios
• Listed buildings
• High-value homes
• Student accommodation
• Mixed residential portfolios
• Properties undergoing refurbishment

Where a property falls into a more specialist category, we can also advise on dedicated insurance solutions tailored to the specific risks involved.

Can you review my existing Landlord Insurance policy?

Yes. Simply email your current policy schedule or renewal invitation to info@clarkewilliams.co.uk or call 01732 252 898. We’ll review your existing arrangements, explain any significant exclusions or optional covers, identify any potential gaps in protection and provide tailored recommendations before your renewal.