Fire remains a significant risk for commercial properties. Government statistics show that fire and rescue services in England attended 13,679 ‘other building fires’ in the year ending March 2026.

A fire can cause extensive damage to commercial premises, as well as serious disruption to tenants, employees and neighbouring businesses. It can also interrupt business operations, potentially for a considerable period.

Managing fire risk is therefore an important responsibility for commercial property owners and occupiers. Here, we look at the common causes of commercial property fires, practical fire prevention measures and how commercial property insurance may respond following an insured fire.

What are the main causes of fires in commercial properties?

The causes and sources of fires in commercial premises are many and varied. Some may be quite obvious, others less so. Potential causes include:

• electrical faults;

• faulty or poorly maintained plant and equipment;

• faulty or poorly maintained heating equipment;

• cooking or catering facilities;

• flammable materials;

• discarded cigarettes and other smoking products;

• poor housekeeping and waste storage; and

• arson.

Any commercial building fire risk assessment takes into account both the business activities and operations of its tenants and the way in which the premises are occupied. Restaurants, offices and warehouses, for example, are all likely to display different fire hazards. That is why any commercial property insurance provider will need accurate information about the occupancy of the premises and tenants’ business operations.

Who is responsible for fire safety in a commercial property?

A surprising number of individuals may be responsible for fire safety. The responsibility may lie with the owner of the premises, the landlord, the occupier, an employer, or anyone else with control of the building (a managing agent, building manager, or facilities manager, for instance).

In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 establishes the concept of a “responsible person” for fire safety matters. Different legislation applies in Scotland and Northern Ireland.

In England and Wales, there may be more than one responsible person. Where responsibilities are shared, landlords, tenants and any other responsible persons must co-operate and co-ordinate their fire-safety measures.

The “responsible person” – or “persons” if there is more than one – has a range of legal duties, which may be summarised as follows:

• carry out, record and regularly review a suitable and sufficient fire risk assessment of the commercial premises, engaging a competent fire risk assessor where necessary;

• inform staff and/or staff representatives about the risks that have been identified;

• establish and maintain suitable fire safety measures;

• formulate a plan for use in an emergency; and

• provide staff with appropriate fire-safety information, instruction and training.

The Fire Safety Order and guidance on the legal duties of responsible persons are intended for use across the whole range of commercial and residential properties. This article provides general information only about the legislation, and owners of commercial property may need to establish the specific requirements that apply to their own premises.

Further guidance: GOV.UK – Fire safety in the workplace

How can commercial landlords reduce the risk of fire?

Fire prevention is a central part of managing risk in a commercial property. The precautions required will depend on the building, its use and the activities carried out by tenants, but common measures include:

Maintain electrical installations and equipment

• sparks, short-circuits and overheating of electrical installations and equipment may be the source of many fires within commercial premises;

• a rigorous routine of inspections, maintenance and prompt attention to the repair of defects may help to reduce the hazard;

Maintain heating and other building systems

• heating, ventilation and other building systems may also pose fire hazards;

• regular servicing and maintenance of critical systems may be incorporated into your fire safety measures;

Keep escape routes clear

• a fire risk assessment may identify the escape routes to be used in the event of an emergency;

• that emergency plan relies on escape routes being kept clear – so, you may want to concentrate on keeping communal areas, corridors, stairwells and fire exits permanently clear and unobstructed;

Manage combustible materials and waste

• depending on the nature of the tenant’s commercial activities, combustible materials may be present in the building, along with any waste also generated;

• combustible materials need to be stored securely and appropriately, avoiding any unnecessary accumulation of unwanted supplies or waste;

Control hot works

• hot works are activities involving heat, sparks or naked flames and can include welding, cutting, roofing and similar processes;

• activities such as these may be potential sources of fire and may need particular safety protocols.

The reduction of fire risks may vary according to the nature of the property and the activities of the tenants within it.

Does commercial property insurance cover fire damage?

Commercial property insurance typically provides cover against the risk of fire, although the precise level and nature of that cover will depend on the particular policy.

Commercial property fire insurance may be restricted to damage to the structure and fabric of the building itself or may extend to other elements of insured property, such as plant, equipment and contents of the premises.

Check your policy documents to ascertain precisely what is covered by your insurance for commercial premises, paying close attention to the policy terms, conditions, limits and exclusions.

Why is the rebuilding value important for fire insurance?

The rebuild or reinstatement value of your premises provides an essential foundation for your commercial property fire insurance policy.

The building sum insured should therefore reflect an appropriate estimate of the cost of reinstating the property, subject to the terms, limits and conditions of the policy. If the property is underinsured, the amount payable following a claim may be affected.

You can read more about commercial landlord insurance and business-let property risks.

Rebuild value is based on the estimated cost of reinstating the property and is different from its market value.

Rebuild value may also include associated costs such as demolition, site clearance and professional fees. Whether these are included in your commercial property fire insurance policy may vary according to your chosen insurer and the relevant policy terms, conditions, and exclusions.

What should you do after a fire at a commercial property?

Fires can cause serious injuries and may be fatal. Safety should therefore be your first priority. If a fire occurs at a commercial property, the following steps may be appropriate:

• ensure people are safe and contact the emergency services where necessary;

• do not enter an unsafe building;

• contact your insurer or broker as soon as reasonably possible;

• follow the insurer’s instructions concerning emergency repairs;

• take photographs or video where it is safe and appropriate to do so;

• retain all the relevant documentation and receipts; and

• avoid disposing of damaged property until advised, unless it is necessary for safety or has been specifically authorised.

While complying with any instructions from your insurer, you may want to protect the property from further damage if it is safe and reasonable to do so.

Fire prevention checklist for commercial property owners

As an at-a-glance reminder, commercial property owners may wish to check that they:

• understand who is responsible for fire safety and how responsibilities are shared;

• keep the fire risk assessment recorded, current and under review;

• document relevant testing, maintenance and fire-safety measures;

• review fire risks when tenants, occupancy or business activities change;

• regularly review the rebuilding value and other insurance values; and

• check and comply with any fire-related insurance conditions.

Frequently asked questions about commercial property fire risk

Here are some frequently asked questions about commercial property fire risks:

Is fire insurance compulsory for commercial property?

• there is generally no legal requirement to take out commercial property insurance simply because you own a commercial building;

• however, a mortgage lender, freeholder or lease may require appropriate buildings insurance. Separate legal fire-safety obligations apply regardless of whether the property is insured;

Does a tenant or landlord arrange commercial building insurance?

• responsibilities for arranging insurance are typically determined by the lease conditions or other contractual requirements;

• in many commercial leases, the landlord may be responsible for arranging building insurance – but the lease itself may need to be checked rather than assuming the landlord has taken responsibility;

Does commercial property insurance cover arson?

• the policy documents define the precise areas of cover and fire damage from arson may be included;

• even if cover is included, however, you may need to consider the policy’s exact terms, conditions, circumstances and exclusions;

Do I need to tell my insurer if the use of the building changes?

• changes to the use or occupancy of a commercial property may affect the risk presented to the insurer. If the premises become empty, unoccupied commercial property insurance may need to be considered, depending on the existing policy terms;

• check your policy requirements and notify your insurer or broker of relevant changes where required.

Protecting your commercial property from fire

Managing fire risk is an ongoing responsibility. Changes in tenants, occupancy, equipment or business activities can alter both the fire risk and the insurance requirements of a commercial property.

It therefore makes sense to review your fire precautions, fire risk assessment and insurance arrangements whenever there is a significant change to the property or its use.

If you would like to discuss commercial property insurance, contact the Cover4LetProperty team to explore the options available.

Further reading: Commercial property risks landlords often overlook (and how insurance protects you)

Owning more than one holiday home can bring new opportunities, but it may also make your insurance arrangements more complex. Differences in location, property type, rebuild value, contents and occupancy patterns can all influence the cover you need.

Rather than simply duplicating the insurance arranged for your first holiday let, it makes sense to consider each property individually as well as your portfolio as a whole.

Depending on the insurance provider and the properties involved, you may be able to insure several holiday homes under a single policy or arrange separate cover for each one.

Do you need different insurance if you own multiple holiday homes?

Not necessarily. The core risks may be similar, but the scale and complexity of those risks can increase as your holiday home portfolio grows. Important factors include:

• the number and location of the properties;
• property type, age and method of construction;
• rebuild and reinstatement values;
• the value of contents at each property;
• how frequently each holiday home is occupied;
• how long properties may be left empty or unoccupied;
• whether any property is mortgaged; and
• whether you use holiday letting agents or property managers.

This is why a one-size-fits-all approach may not always be suitable. Each property should be accurately declared to the insurer, with cover reflecting its individual circumstances.

Further reading: UK holiday home insurance.

Can you insure multiple holiday homes under one policy?

Potentially, yes. Some insurers may offer a portfolio or multi-property holiday home policy, while others may require separate policies. Availability and terms will depend on the insurer and the properties involved.

A single portfolio policy may make administration easier. Potential benefits include:

• one renewal date rather than several;
• simpler record keeping;
• a clearer overview of your insured properties; and
• potentially easier administration when properties are added or removed.

However, a portfolio policy is not necessarily cheaper or more suitable than separate UK holiday home insurance policies. Each property should be correctly described and have appropriate sums insured, limits and cover.

If you are considering buying a property with particular or unusual insurance requirements – such as a high-value property, listed building, thatched cottage or property of non-standard construction – speak to your insurance provider before you buy.

The property may require specialist insurance, additional underwriting or specific policy terms and conditions, and your existing insurer may not necessarily be able to provide suitable cover.

Your mortgage and holiday home insurance

If a holiday home is mortgaged, check the lender’s requirements. Mortgage lenders will usually require suitable buildings insurance to remain in place. The policy must also be appropriate for the way the property is used, including short-term holiday letting.

What should holiday home insurance cover?

Holiday home insurance policies vary, so check the policy wording, limits, excesses, conditions and exclusions. Common areas of cover to consider include the following.

Buildings insurance

Buildings insurance is designed to cover the structure of the property, including its permanent fixtures, against insured events. The buildings sum insured should normally reflect the cost of rebuilding and reinstating the property, rather than its market value.

Contents insurance

If your holiday home is furnished for guests, consider cover for the furniture, appliances and other contents you provide. Your policy will not necessarily cover guests’ personal belongings, so check the wording rather than assuming these are included.

Property owners’ liability insurance

Property owners’ liability cover can provide protection if you are legally liable for injury to another person or damage to their property in connection with the insured premises. Limits vary between policies, so check that the level of cover meets your needs.

Loss of rental income

Some policies may cover loss of rental income if an insured event makes the holiday home uninhabitable and confirmed bookings are affected. Cover is usually subject to specified insured events, limits and time periods, so the policy wording is important.

NOTE: For holiday lets in England, current GOV.UK guidance says owners should have dedicated holiday let insurance, public liability cover, and buildings and contents cover suitable for short-term letting. Requirements can differ elsewhere in the UK, so check the rules that apply to each property.

Further reading: Guide to UK holiday homes.

How does frequent guest turnover affect insurance?

A holiday let is used differently from a conventional home or longer-term rental property. Frequent changes of guest can affect the risk profile because visitors may be unfamiliar with the property and its security arrangements.

Relevant considerations may include accidental damage, lost keys, security, and the general wear associated with repeated short stays. Insurance is not a substitute for routine maintenance: gradual deterioration and wear and tear are commonly treated differently from sudden insured damage.

More information: Holiday let insurance UK: essential cover for short-term rental owners

What happens when a holiday home is unoccupied?

Periods without guests are normal for many holiday homes, particularly between bookings or outside the main season. However, an empty property can present different risks because leaks, storm damage, heating failures, attempted break-ins or other problems may remain unnoticed for longer.

Insurers may therefore apply specific unoccupancy conditions after a property has been empty for a defined period. These might relate to inspections, heating, water systems or security, and the cover available may change. Check the definition of “unoccupied” in your own policy and follow any conditions that apply.

Does each holiday home need the same level of cover?

No. Two holiday homes can have very different insurance requirements. A coastal cottage, rural property and city apartment may each have different rebuild costs, contents values, occupancy patterns and location-specific risks.

For each property, consider:

• rebuild and reinstatement cost;
• location and exposure to risks such as flooding or storms;
• security arrangements;
• contents value;
• occupancy and unoccupancy patterns;
• property type and construction; and
• any other material features or circumstances the insurer asks about.

Whether you use separate policies or one multi-property holiday home insurance policy, give complete and accurate information for every property and tell the insurer about relevant changes.

What if you use a holiday letting agent or property manager?

Using a holiday letting agent or property manager does not mean you should assume their insurance covers your buildings, contents or liabilities. Establish exactly what insurance they hold and what remains your responsibility.

It is also useful to agree practical responsibilities, including:

• who deals with emergencies and urgent damage;

• how often the property is inspected, taking account of any inspection requirements or conditions in your insurance policy;

• who manages keys and security;

• who reports incidents that could lead to a claim; and

• how changes affecting the property or its use are communicated.

What legal and safety requirements should holiday home owners consider?

Insurance is only one part of managing a holiday let. Legal and safety requirements can vary according to the property and where it is located in the UK. In England, government guidance for self-catering holiday accommodation covers matters including planning, fire safety, gas and carbon monoxide safety, electrical safety, EPCs and insurance.

For current England-specific guidance, see GOV.UK. Rules differ in Scotland, Wales and Northern Ireland, so check the requirements that apply to each property.

Frequently asked questions about insuring multiple holiday homes

Is holiday home insurance the same as standard home insurance?

Usually not. A holiday home used for paying guests has different occupancy and use from a main residence. Standard home insurance may not provide suitable cover for short-term holiday letting, so dedicated holiday home insurance should be considered. This blog provides more information: UK holiday home insurance vs standard home insurance: what’s the difference?

Can I insure holiday homes in different locations together?

Possibly. Some insurers offer portfolio policies covering holiday homes in different locations. Each property will still need to meet the insurer’s criteria and be accurately declared.

Do I need to tell my insurer every time I buy another holiday home?

You should tell your insurer or broker about a new property before assuming it is covered under an existing portfolio arrangement. Do not assume a newly acquired holiday home is automatically covered. Contact the insurer or broker and confirm cover before relying on the policy.

Does holiday home insurance cover periods when there are no guests?

It may, but the terms can change after a property has been unoccupied for a specified period. Check the policy’s unoccupancy definition, cover restrictions and any conditions you must meet.

Reviewing insurance as your holiday home portfolio grows

As you add properties, review your insurance rather than simply repeating previous arrangements. Rebuild values, contents, locations, occupancy patterns, management arrangements and periods of unoccupancy can all change the cover required.

At Cover4LetProperty, we can help you explore insurance options for holiday rental properties and discuss the circumstances of your portfolio. Always check the policy wording to make sure the cover, limits, conditions and exclusions are suitable for your needs.

Further reading: UK Holiday home insurance checklist: what cover should owners consider?

Disclaimer:

This article provides general information only and does not constitute financial, legal or regulatory advice. Insurance cover, limits, conditions and exclusions vary between policies and insurers. Always check the policy wording and, if you are unsure whether cover is suitable for your circumstances, speak to the insurer or an insurance broker. Legal and regulatory requirements can change and may differ across the UK, so check the current rules that apply to each property.

Buying a commercial investment property involves more than assessing its price and potential returns. Insurance is another important consideration – and understanding the risks associated with the building before you buy can help you identify the cover you may need and avoid unwelcome surprises later.

When should you arrange insurance when buying a commercial property?

It is worth investigating cover before you commit to the purchase, rather than leaving commercial property insurance until exchange.

The purchase price, location and expected rental yield may all influence your decision. From an insurance perspective, however, the building’s construction and condition, its occupancy, the activities carried out by tenants and the property’s claims history can also affect the risks, premium, terms, conditions and exclusions.

Start discussing insurance early and confirm with your solicitor and lender exactly when cover needs to begin. Depending on the contract and circumstances, responsibility for insuring the property typically may arise before completion (at exchange), so do not assume that completion is always the correct start date.

What insurance might a commercial property investor need?

Commercial property insurance is not always a legal requirement in itself. However, the purchase contract, lease, freehold covenants or other contractual provisions may impose insurance obligations. If the property is mortgaged, the lender may also require suitable buildings insurance to remain in place.

Commercial property policies vary between insurers. Depending on the property and policy selected, cover may include:

• buildings insurance – covering insured loss or damage to the structure and fabric of the premises;
• property owners’ liability – covering legal liability for injury to third parties or damage to their property, subject to the policy terms;
• loss of rent (often optional) – where rental income is lost because an insured event leaves the premises unusable, subject to the selected indemnity period and policy limits;
• accidental damage – where included as standard or selected as an optional extension;
• legal expenses – where included or selected;
• terrorism cover – where required or considered appropriate for the property and risk.

The precise cover, limits, excesses, conditions and exclusions will depend on the insurer and policy.

Further reading: Commercial property insurance 101 for landlords.

Check the property’s use and tenants

The type of tenant and the nature of the tenant’s business can affect the underwriting assessment and the terms, conditions and exclusions of commercial investment property insurance.

Risk profiles can vary significantly. An office, restaurant, shop, warehouse and manufacturing unit may each present different fire, escape-of-water, security, liability and business-activity risks. Mixed-use premises may combine several of these exposures.

Give the insurer accurate information about occupancy, tenant activities and the use of the premises, and tell the insurer about relevant changes in accordance with the policy terms. A material change in use or occupancy may affect cover.

Further information: Commercial landlord insurance: how insurers assess business let property risk.

Check the construction and condition

The materials used to construct the building, its design, condition and subsequent alterations can all affect insurability, premium and policy terms. Before committing to the investment, consider:

• the age, design and construction materials;
• the condition of the roof and external fabric;
• electrical and heating systems;
• fire protection, including alarms, detection and sprinkler systems where present;
• security, including doors, windows, intruder detection and CCTV where appropriate;
• flood and subsidence exposure;
• structural issues, extensions and alterations; and
• whether any element of the construction is non-standard or unusual.

Non-standard construction and other higher-risk features may affect whether an insurer will offer cover and, if so, the premium, excesses, conditions and exclusions.

Establish the correct reinstatement value

A commercial building should not normally be insured for its purchase price or market value. The building sum insured is generally based on its reinstatement cost.

Market value

Market value reflects what a buyer may pay for the property and can rise or fall with the commercial property market. It is not the same as the cost of rebuilding the premises after a total loss.

Reinstatement value

Reinstatement cost is an estimate of the amount required to rebuild the insured property following a total loss. Depending on the assessment and policy basis, this can include demolition, debris removal, construction costs, professional fees and other relevant costs.

For commercial property, consider obtaining an appropriate reinstatement cost assessment from a suitably qualified professional. The Building Cost Information Service (BCIS) provides commercial reinstatement cost data and tools for the professional market.

An inaccurate or outdated reinstatement figure can create a risk of underinsurance. Depending on the policy wording, underinsurance may reduce the amount paid following a claim.

Investigate previous claims and location risks

Insurers may consider the property’s claims history and risks associated with its location. Relevant issues can include:

• flooding;
• fire;
• escape of water;
• subsidence;
• theft and vandalism; and
• structural issues.

For properties in England, you can also check long-term flood risk using the GOV.UK flood-risk service. Equivalent flood information is available from the relevant authorities in Scotland, Wales and Northern Ireland.

Will the property be empty?

Commercial premises may be vacant during a purchase, between tenancies or while refurbishment is carried out. Empty buildings can present increased risks because leaks, damage, break-ins or other incidents may remain undiscovered for longer.

Policy definitions of ‘unoccupied’ vary. If the premises are or will become empty, tell the insurer and check the policy requirements. Unoccupied commercial property insurance may be required. Conditions may include regular documented inspections, additional security, controls over utilities and restrictions on the cover available.

Do not rely on a standard number of days before a property is treated as unoccupied: the definition and applicable conditions vary by insurer and policy.

Check the lease and insurance responsibilities

Do not assume that the landlord is always responsible for every element of insurance. Check the lease, purchase contract and any other relevant agreements to establish who must arrange cover and who bears the cost.

The landlord’s buildings or property-owner cover is also distinct from insurance a tenant may need for its own business, such as contents, stock, plant and equipment, business interruption, employers’ liability where legally required, and public or product liability as appropriate.

Consider loss of rent

Commercial property insurance may offer loss of rent cover where rental income is interrupted because insured damage makes the premises unusable. Check the sum insured, indemnity period, insured events and any policy conditions.

Loss of rent insurance does not normally cover a tenant simply failing to pay rent or falling into arrears unless the policy specifically provides a separate form of cover for that risk.

Commercial property insurance checklist before you buy

Before investing in a commercial property, check:

• the construction and current condition of the building;
• the current and proposed use;
• the current tenants and any known future tenant activities;
• the insurance claims history;
• an appropriate reinstatement value and building sum insured;
• flood, subsidence and other location-specific risks;
• fire protection and security;
• anticipated periods of unoccupancy and the insurer’s requirements;
• insurance responsibilities in the lease and purchase contract;
• the lender’s insurance requirements;
• the level and indemnity period of any loss-of-rent cover;
• the amount of property owners’ liability cover; and
• the policy terms, conditions, excesses and exclusions before you become responsible for the risk.

FAQs

What insurance do I need when buying a commercial property?

The cover required depends on the property, its use, tenants, lender and contractual obligations. A commercial property policy may include buildings, property owners’ liability and loss-of-rent cover, with other sections or extensions available where appropriate.

When should commercial property insurance start?

Arrange cover from the point at which you become responsible for insuring the property. This may be before completion (at exchange), depending on the purchase contract and circumstances. Confirm the date with your solicitor, lender and insurer.

Is commercial property insurance compulsory?

Commercial property insurance is not generally compulsory by law, but a lender, lease, purchase contract or covenant may require it. Other types of insurance may be legally required in particular circumstances; for example, employers’ liability insurance can be compulsory where a business has employees.

Does the tenant’s business affect insurance?

Yes. The tenant’s activities and the way the premises are used can affect the insurer’s assessment of risk, premium, terms, conditions and exclusions.

How much should I insure a commercial building for?

The building sum insured is generally based on an appropriate reinstatement cost rather than market value. For commercial premises, a professional reinstatement cost assessment may be appropriate.

What happens if my commercial property becomes empty?

Tell the insurer and check the policy wording. Unoccupied property definitions and conditions vary, and cover may be restricted or additional requirements may apply once the premises meet the policy’s definition of unoccupied.

Next steps

Construction, occupancy, tenant activities, location, claims history and periods of vacancy can all affect commercial property insurance. Checking these issues before purchase can help you identify potential insurance requirements, restrictions and costs before you become responsible for the property.

If you would like to discuss insurance for a commercial investment property, contact Cover4LetProperty to discuss your requirements. Cover is subject to insurer acceptance, eligibility, policy terms, conditions, limits and exclusions.

Disclaimer

This article provides general information only and does not constitute legal, financial, property-investment or insurance advice. Insurance cover, eligibility, premiums, sums insured, limits, excesses, terms, conditions and exclusions vary between insurers, policies and properties. Contractual and legal responsibilities can also vary according to the transaction, lease, location and circumstances. Check the relevant policy and legal documents and seek advice from your solicitor, lender, insurer or other suitably qualified professional where appropriate.

Landlords have a legal responsibility to provide tenants with a safe and hazard-free home. Government guidance covers responsibilities including gas and electrical safety, alongside requirements relating to matters such as Energy Performance Certificates (EPCs). These requirements establish some of the essential legal obligations for landlords.

These legal requirements are not necessarily the same as the terms, conditions or requirements set out in your landlord insurance policy. Landlord insurance does not replace a landlord’s legal responsibilities.

But can breaking landlord safety regulations affect insurance? Potentially. If a loss is connected with a failure to maintain the property or comply with a relevant policy condition, this could affect how a claim is handled, depending on the circumstances and the terms, conditions and exclusions of the particular policy.

How could landlord safety legislation affect your insurance?

Landlord safety legislation and landlord insurance are separate, but they can overlap. Your insurance policy may contain terms, conditions or requirements relating to the maintenance and safety of the property, reasonable precautions, or compliance with relevant laws and regulations.

This means that requirements such as gas and electrical safety checks, fire and alarm requirements, licensing conditions and, where applicable, EPC and Minimum Energy Efficiency Standards (MEES) may potentially have insurance implications as well as legal ones.

For example, a landlord may be legally required to have particular inspections or certificates in place. An insurer may separately require the property to be maintained in a good state of repair, for statutory requirements to be met, or for particular precautions to be taken. The precise requirements vary between insurers and policies, so landlords should always check their own policy documentation rather than assume that meeting their legal obligations automatically means they have met every insurance requirement.

What safety regulations do landlords need to follow?

While essential safety requirements are set out in relevant legislation – including regional variations for England, Scotland, Wales and Northern Ireland – insurers may also set requirements within their policy terms. These may vary according to the property, the type of tenancy, its location and the cover provided.

Whether the requirements relate to the structural integrity and safety of the building, gas or electrical safety, or other landlord obligations, detailed records may need to be kept. For your own records and, where relevant, to support an insurance claim, you may want to retain evidence of inspections, remedial work, repairs and maintenance, together with any safety certificates issued.

While the details vary, legal requirements and relevant insurance policy conditions may include or relate to:

• a property that is maintained in a good state of repair, safe and free from health hazards;

• annual gas safety checks by a registered engineer;

• electrical installations must be inspected and tested at least every five years in England;

• an Energy Performance Certificate (EPC) must be obtained and provided where required; and

• additional safety requirements may apply to Houses in Multiple Occupation (HMOs).

Let’s examine some of these requirements in more detail.

Gas safety requirements for landlords

Landlord gas safety requirements are among the statutory duties. Landlords have a legal responsibility to arrange an annual safety check of relevant gas appliances and flues provided for tenants’ use.

Where a new gas appliance or flue is installed, landlords should ensure it is covered by the applicable gas safety and maintenance requirements and check the latest official guidance.

Gas safety requirements can vary across England, Wales, Scotland and Northern Ireland, and regulations may change. Landlords should always check the current requirements that apply to their property and location.

In England, Scotland and Wales, gas safety checks must be conducted by a Gas Safe Registered engineer. The landlord must retain the gas safety record for at least two years, give a copy to existing tenants within 28 days of the check and provide a copy to new tenants before they move in.

Annual gas safety checks are a legal requirement, while your insurance policy may also contain requirements concerning maintenance and reasonable precautions. If a loss is connected with a failure to maintain the property or comply with a relevant policy condition, this could affect how a claim is handled, depending on the circumstances and the policy wording.

It is therefore sensible to keep clear records of gas safety checks, servicing, maintenance and any remedial work carried out.

Electrical safety regulations for landlords

Electrical safety requirements vary across the UK. Scotland, Wales and Northern Ireland have their own legislation and requirements for private rented properties, which may differ from those described here for England. Landlords should check the current rules that apply to the location and type of property they let.

In England, the Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025 form part of the electrical safety framework. Landlords within scope must arrange for electrical installations to be inspected and tested by a qualified person at intervals of no more than five years, or sooner if the previous report requires it. The inspection produces a report, commonly referred to as an Electrical Installation Condition Report (EICR).

The inspection covers the fixed electrical installation, including wiring, consumer units, sockets and switches. Where the report identifies remedial or further investigative work, landlords must comply with the applicable timescales and requirements.

Copies of the EICR must be provided to the tenants of the let property and to the local council if they are requested.

The statutory inspection interval and any insurance requirements are separate matters. A landlord insurance policy may contain its own conditions relating to maintenance, inspections or reasonable precautions, so the policy wording should be checked carefully.

A helpful safety check for electrical appliances is Portable Appliance Testing (PAT) which comprises a routine inspection of plug-in appliances such as kettles, vacuum cleaners and extension leads.

PAT testing requirements vary across the UK. In England, PAT testing is not generally a specific statutory requirement for private landlords, although landlords remain responsible for ensuring that electrical appliances they provide are safe.

In Scotland, private landlords are required to arrange in-service inspection and testing (commonly known as PAT testing) of electrical equipment they provide.

Landlords should check the requirements applicable in Wales and Northern Ireland and the latest guidance for the location of their property.

Electrical safety is important because defects can increase the risk of fire, electric shock and other losses. If an insured loss is connected with a failure to maintain the electrical installation or comply with a relevant policy condition, this could affect how a claim is handled, depending on the circumstances and the policy wording.

EPC requirements for landlords

An Energy Performance Certificate (EPC) provides information about a property’s energy efficiency, including a rating from A (most efficient) to G (least efficient). EPCs are generally valid for ten years. Requirements for obtaining and providing an EPC vary according to the property and its location within the UK, so landlords should check the rules that apply to them.

Landlords in England and Wales are also subject, where applicable, to Minimum Energy Efficiency Standards (MEES). The current minimum standard is generally EPC E for properties within scope. A property rated F or G generally cannot be let unless a valid exemption applies.

Energy-efficiency requirements are changing. The Government has confirmed plans for privately rented homes in England and Wales to meet a higher energy-efficiency standard, equivalent to EPC C, by 1 October 2030, unless a valid exemption applies.

The Government has confirmed this policy direction, but further legislation is required to implement the new standard and the detailed regulatory framework continues to develop. Landlords should therefore check the latest government guidance before making decisions or carrying out work.

Energy-efficiency legislation establishes legal requirements for landlords, but these should not be confused with insurance policy conditions. Whether EPC or energy-efficiency requirements are relevant to insurance cover will depend on the wording of the particular policy.

A failure to meet a legal energy-efficiency requirement does not, by itself, mean that an insurance claim will be declined. The effect, if any, will depend on the circumstances of the loss and the terms, conditions and exclusions of the policy.

Does a landlord need an EPC for insurance?

EPC and MEES requirements are legal requirements and are separate from the requirements of an individual landlord insurance policy. Therefore:

• your insurance policy may contain separate requirements relating to legal compliance, maintenance or the condition of the property;

• check that your let property has a valid EPC where required, meets the applicable MEES requirements and complies with any relevant terms of your insurance policy.

What happens if a landlord does not meet safety requirements?

Gas, electrical and energy-efficiency requirements are only part of the landlord safety framework. Depending on the property and tenancy, other duties may include smoke and carbon monoxide alarms, fire safety, safe furniture and furnishings, and additional HMO or licensing requirements. Landlords should check the rules that apply in their part of the UK.

Further reading: Landlord Legislation Guide and Landlords Guide to Health & Safety.

What happens if you breach landlord safety requirements?

Where the breach involves legislation, enforcement action and penalties may apply depending on the particular duty and circumstances. Requirements and enforcement arrangements also vary between England, Wales, Scotland and Northern Ireland.

In England, for example, a failure to comply with certain landlord safety regulations may result in:

• a remedial notice issued by the local council to put things right;

• the local authority itself taking necessary remedial action and charging the landlord for the work, where the legislation permits;

• financial penalties can be substantial – up to £40,000 (as at September 2026), for example, for certain breaches of the electrical safety regulations in England;

• in the case of flagrant and severe breaches, a criminal prosecution may result; and

• where the property is let under a local authority licence – in the case of Houses in Multiple Occupation (HMOs), for example – letting restrictions may be imposed.

Failure to comply with legal safety requirements could affect your insurance or the handling of a claim, particularly where the non-compliance is relevant to the loss or a requirement of the policy.

However, the effect will depend on the circumstances and the individual policy terms, conditions and exclusions.

Landlord safety and insurance checklist

The following is a general checklist only and is not exhaustive. Legal requirements vary across England, Wales, Scotland and Northern Ireland and according to the property and type of tenancy. Landlords should check the current requirements applicable to their particular property and location.

To help meet your legal responsibilities and comply with relevant insurance policy requirements, you may want to check the following (where relevant to the location of your let property):

• ensure the annual gas safety certificates are up to date;

• arrange electrical inspections to maintain a valid EICR;

• consider the use of PAT checks on electrical appliances;

• ensure the property’s EPC is up to date;

• act promptly on tenants’ reports of faults and complete all remedial work as soon as possible;

• retain all certificates and invoices for maintenance and remedial work done; and

• review your landlord insurance policy to ensure you comply with all relevant landlord insurance safety requirements.

Next steps

Complying with landlord safety requirements helps protect tenants, protect the landlord’s business and investment, and may also reduce the risk of accidents, property damage and liability claims.

Legal compliance and insurance cover are separate, however, and landlords should understand both their statutory duties and the requirements of their particular insurance policy.

You may therefore want to review your current insurance arrangements and policy documentation to ensure the cover remains suitable for the property you let and that you understand any relevant conditions, exclusions and obligations.

Disclaimer

This article provides general information only and does not constitute legal, regulatory or insurance advice. Landlord safety, licensing, energy-efficiency and other legal requirements vary according to the property, type of tenancy and location within the UK and may change over time. Different requirements apply in England, Wales, Scotland and Northern Ireland. Insurance cover, terms, conditions, exclusions and policy requirements also vary between insurers and policies. Landlords should always check the latest official guidance applicable to their property and location and read their individual insurance policy documentation. If you are unsure about your legal obligations or insurance requirements, seek appropriate professional advice.

Whether it’s the challenges of selling a leasehold flat, home improvements that may not add as much value as expected, or a look at the cheapest places to rent in the UK, the latest property news offers an interesting snapshot of the housing market. All this comes against a backdrop of slower growth in average UK house prices.

Let’s take a closer look at some of those headlines.

More than 80% of leasehold flats remain unsold after six months

Despite reductions in asking prices, the majority of leasehold flats remain unsold after six months on the market, according to The Guardian on 8 August.

The research highlights a marked difference between the performance of houses and flats. Over the past 10 years, the average price of a UK house has risen by 43%, compared with 10% for flats. Some sellers are therefore reducing their initial asking prices significantly, in some cases to levels below the price they originally paid.

London had the highest proportion, with 87% remaining unsold after six months, followed by the South East at 85% and the East of England at 84%.

The reports point to factors including concerns about ground rents, the cost of lease extensions and uncertainty surrounding leasehold reform as contributing to weaker flat prices compared with houses. The timing and detail of further leasehold reform remain subject to government policy and legislation.

Five home renovations sellers think add value – but often don’t

You may assume that certain home improvements will automatically add value to your property. An article published by property website Rightmove recently suggests that this is not always the case.

The top five myths highlighted include:

1. Extensions that are too large and affect the overall balance of the property;
2. Over-investing in a new kitchen or choosing highly personalised interior décor;
3. Converting an extra bedroom into a hobby room, private cinema or home gym, which may not appeal to every prospective buyer;
4. Adding features such as hot tubs or custom-made bars, which prospective buyers may see as overly personalised or unnecessary; and
5. Installing eco-friendly features such as heat pumps, solar panels and batteries. While these may increase a property’s appeal, Rightmove says they do not necessarily translate into a corresponding increase in market value.

UK house price growth slows for second month running

Citing official figures from the Office for National Statistics (ONS), Housing Today reported on 20 August that UK house price growth had slowed. The annual rate of growth eased in both May and June.

Average UK house prices increased by 0.1% between May and June, compared with a 1% increase over the same period a year earlier. In the year to June, average house prices rose by an estimated 2% to £272,000 – around £5,000 higher than a year earlier.

Revealed: the UK’s cheapest places to rent in 2026

For renters looking at affordability across the UK, Zoopla published a list on 18 August highlighting the cheapest regions in which to rent. Its five lowest-cost regions were:

1. The North East – where the average rent is £766 per month;

2. Yorkshire and the Humber – average rent £866;

3. Scotland – average rent £885;

4. Northern Ireland – average rent £889; and

5. East Midlands – average rent £920.

At the other end of the scale, London had the highest average rent at £2,207 per month, followed by the South East, East of England and South West.

Look across the roof of almost any industrial estate and there is a good chance you will spot solar panels. Warehouses, offices, shops and other commercial premises can all provide useful roof space for generating electricity – and, for property owners, solar can be an attractive investment.

There is an insurance angle to consider, though.

Adding solar panels changes the building and may alter some of the risks your insurer originally agreed to cover. If you are thinking about installing them, it makes sense to speak to your commercial property insurer or broker before any work starts.

Do you need to tell your insurer about solar panels?

You should check your policy terms and speak to your commercial property insurance provider before the installation goes ahead.

They may want to know what type of system you are having fitted, its value, who is carrying out the work and whether batteries are part of the project. The roof itself may come under scrutiny too, particularly its construction, condition and ability to take the additional load.

Your insurer might also ask about the mounting system, cabling, inverters and fire precautions.

Don’t wait until you need to make a claim to discover that you should have mentioned the installation. If your policy requires you to notify the insurer about changes to the property, failing to do so could affect your cover or how a future claim is dealt with.

Will solar panels change the building’s insured value?

Potentially.

A commercial building’s declared value or sum insured needs to reflect the appropriate rebuilding costs. Once a photovoltaic (PV) system has been added, there may be extra equipment to replace following an insured loss.

That doesn’t simply mean the panels themselves. Depending on the installation, there may be mounting equipment, wiring, controls and inverters to consider.

Ask your insurer or broker whether the solar installation needs to be included when reviewing the property’s insurance valuation. It is also worth checking precisely what parts of the system the policy covers.

What will the insurer look at?

The roof is likely to be an important consideration. Solar panels add weight and may alter how the roof performs, so evidence that it is suitable for the proposed system may be requested.

Then there is the electrical side of the installation. Panels bring additional cabling, connections, isolators and inverters to the property. These need to be installed correctly and kept in suitable condition.

Fire is another consideration. The presence and positioning of PV equipment can affect the nature of the risk and may need to be taken into account when reviewing fire precautions at the premises.

Weather shouldn’t be forgotten either. Roof-mounted equipment is exposed to wind and storms, making the way panels are fixed to the building important. If equipment became detached and caused damage or injured somebody, there could also be liability implications.

More information: Fire safety: Solar photovoltaic panels on roofs

What if you are installing battery storage?

Tell your insurer if batteries form part of the project.

Battery energy storage brings its own set of considerations, and the insurer may want more information to assess how the installation affects the existing cover and risk. This could include the battery technology and capacity, where the units are located and the precautions in place to manage fire risk.

Requirements vary considerably. Check what your insurer expects before the system is installed rather than assuming it can simply be added later.

Does commercial property insurance require solar panel maintenance?

There isn’t one maintenance rule that applies to every insurer or every commercial property insurance policy.

Your starting point should therefore be your own policy wording, schedule and endorsements. These should be checked to establish whether the insurer has specified particular inspection, testing or maintenance requirements.

Depending on the installation, maintenance might involve checking panels and fixings, electrical connections, cabling and inverters. In some circumstances an insurer or risk surveyor may also ask for specialist inspections, such as thermographic testing of electrical equipment.

Keep the paperwork. Installation certificates, warranties and records of inspections, servicing and repairs could all be useful, particularly if you later need to demonstrate that an insurer’s requirements have been followed.

Remember your fire risk assessment

Changes to commercial premises can also be a prompt to revisit the fire risk assessment.

If solar panels, inverters or batteries have been added, consider whether they introduce risks that need to be reflected in the assessment and the fire precautions at the property. Where necessary, seek advice from an appropriately competent fire safety professional.

Check your insurance before the work starts

The key message is a simple one: don’t treat the insurance as an afterthought.

Before solar panels go onto the roof, speak to your insurer or broker. Find out what information they need, whether the building’s declared value or sum insured should be reviewed and how the new equipment will be treated under the policy, including any relevant limits, conditions or exclusions.

Finally, ask whether there are any ongoing inspection or maintenance conditions. Knowing what is expected from the outset is far easier than discovering a requirement after something has gone wrong.

Further reading: GOV.UK – Fire safety in the workplace

This article provides general information only and does not constitute insurance, legal, structural, electrical or fire safety advice. Insurance cover, conditions, exclusions and maintenance requirements vary between insurers and policies. Always check your policy documentation and speak to your insurer or insurance broker about your individual circumstances.

Landlords naturally expect tenants to take reasonable care of their rental property. In most cases, that trust is well placed. Unfortunately, there may be occasions when a tenant – or potentially their friends or visitors – deliberately causes damage to the property or the landlord’s contents.

It is therefore understandable that landlords often ask whether their insurance covers malicious damage.

Many of the landlord insurance policies available through Cover4LetProperty include cover for malicious damage, subject to the terms, conditions, exclusions and limits set out in the individual policy documentation.

The extent of cover can vary between policies, so it is important to check your policy wording to understand exactly what is and is not insured, together with any applicable excesses or claim limits.

What is malicious damage?

The key difference between accidental and malicious damage is intent.

Accidental damage is generally unexpected and unintentional. A tenant might, for example, accidentally damage a fixture while moving furniture.

Malicious damage, on the other hand, involves damage that has been caused deliberately. Depending on the circumstances, examples might include deliberately smashed windows, damaged furniture, holes kicked in walls or doors, graffiti or arson.

It is important not to assume that damage is malicious simply because it is extensive or expensive to repair. Whether an incident meets the definition of malicious damage will depend on the circumstances and the specific terms and conditions of the insurance policy.

Similarly, ordinary deterioration of a rental property is not generally the same as malicious damage. Properties inevitably experience a degree of wear and tear during occupation, and landlords should allow for this when assessing the condition of the property at the end of a tenancy.

Protecting your property against malicious damage

It is not always straightforward to establish how damage occurred or whether it was accidental or deliberate. Keeping comprehensive records of the property’s condition can therefore be particularly useful.

A detailed inventory is a good starting point. Before a tenant moves in, record the condition of the property, its fixtures, fittings and any contents you provide. Where appropriate, support the inventory with clear, dated photographs or video.

Ideally, the tenant should be given an opportunity to check the inventory and confirm that it accurately reflects the condition of the property at the start of the tenancy.

Regular inspections may also help landlords identify maintenance issues or damage before they become more serious. Any inspections should, of course, be carried out in accordance with the tenancy agreement and the landlord’s legal obligations regarding notice and the tenant’s right to quiet enjoyment.

Other sensible precautions typically may include:

• keeping copies of inventories, photographs and inspection reports;
• maintaining records of repairs and maintenance carried out at the property;
• documenting significant damage as soon as it is discovered;
• taking photographs before arranging repairs, where it is safe and practical to do so;
• retaining relevant invoices, quotations and receipts; and
• keeping communications with tenants factual and professional.

Avoid making assumptions about how damage occurred until the circumstances have been established. Describing damage as deliberate or malicious without sufficient evidence could unnecessarily escalate a disagreement with a tenant.

What should you do if you discover malicious damage?

If you discover significant damage that you believe may have been caused deliberately, take photographs and make a written record of what you have found. Avoid disposing of damaged items or arranging non-urgent repairs until you have checked what evidence your insurer may require.

If you intend to make an insurance claim, contact your insurer as soon as reasonably possible and follow the claims procedure set out in your policy. Depending on the nature of the incident and your policy terms, you may also be required to report deliberate or criminal damage to the police.

You should also take reasonable steps to prevent further loss or damage – for example, securing a broken door or window – provided it is safe to do so.

Good records cannot prevent malicious damage, but they can provide valuable evidence of the property’s previous condition and help establish what has happened.

Most importantly, check your individual landlord insurance policy rather than assuming that malicious damage is automatically covered. Although many Cover4LetProperty policies provide malicious damage cover, the precise protection, limits, conditions and exclusions will depend on the policy you have chosen.

Have you been nominated as the executor of someone’s will? You may already have discovered the important duties that come with the role. If the estate includes property – the deceased’s home, for example – those responsibilities include taking reasonable steps to safeguard it while the estate is being administered.

During probate, the property may remain empty and unoccupied. Standard home insurance policies often impose additional conditions, restrict cover or cease to provide certain elements of cover after a specified period of unoccupancy. The exact period varies by insurer and policy, so it is important to check the existing policy and notify the insurer promptly. Specialist unoccupied or probate property insurance may be required.

Why probate properties present different risks

During the probate process, property in the estate may be left unoccupied pending its sale, transfer or distribution. An empty property can face risks that are less likely to arise, or may be detected less quickly, in a continuously occupied home.

Those additional risks are likely to fall into two broad categories:

Undetected damage

• although a property should be kept in a reasonable state of repair, maintenance issues can still arise;

• if the property is unoccupied during probate, problems such as leaks or storm damage may go unnoticed for longer, increasing the potential extent of the damage;

Theft and vandalism

• the National Residential Landlords Association (NRLA) has highlighted the increased risks associated with empty properties;

• an unoccupied property may be more vulnerable to theft, attempted break-ins and vandalism, particularly where signs of prolonged vacancy are visible.

Because both the risks and the terms of an existing home insurance policy may change when a property becomes unoccupied, executors should review the insurance arrangements as soon as possible.

Who is responsible for insuring a property during probate?

An executor is responsible for administering the deceased person’s estate, which includes their money, possessions and property. This includes taking reasonable steps to protect estate assets while the administration is ongoing.

Executors have fiduciary duties to the estate and its beneficiaries and must act in accordance with their legal responsibilities. In some circumstances, an executor who breaches those duties and causes loss to the estate may face personal liability. If you are unsure about your responsibilities, you should seek appropriate legal advice.

In many estates, the deceased’s home may be one of the most valuable assets. Executors should therefore take reasonable steps to safeguard the property throughout the administration of the estate, including checking that appropriate insurance remains in force.

To help keep insurance cover valid, the insurer should be told promptly about relevant changes, including the death of the policyholder and any change in the occupation or condition of the property. The insurer can then confirm whether the existing policy can continue, whether additional conditions apply, or whether alternative cover is needed.

What risks does an empty probate property face?

Executors need to consider the risks to estate property and the insurance protection that is appropriate for the circumstances. Where a probate property is empty, the risks and policy conditions may differ from those applying to a normally occupied home.

In that case, the principal risks faced by an empty probate property may include:

• theft – of fixtures and fittings or other contents of the empty property;

• vandalism – that may range from graffiti to serious instances of structural damage or even arson;

• storm damage – which may result in structural deterioration unless attended to promptly;

• escape of water – frozen or burst pipes can cause significant damage. In January 2026, the Association of British Insurers (ABI) reported that the average weather-related pipe damage claim in 2024 cost almost £33,000;

• liability claims – a claim may arise if someone is injured or their property is damaged in connection with the premises. The precise extent of any liability will depend on the circumstances and applicable law.

Loss or damage to the dwelling, together with potential liability exposures, are reasons to check that suitable insurance is in place. Cover varies between insurers and policies, and exclusions, limits, excesses and conditions may apply. Executors should read the policy documentation carefully and speak to their property insurer or broker if anything is unclear.

Policy conditions executors should know

When reviewing the policy terms, conditions and exclusions, particular requirements may apply to an unoccupied property during probate. These vary between insurers and policies, so the relevant policy wording should always be checked.

Bearing that in mind, and depending on the policy, some of the more common conditions and requirements may typically include:

• ensuring that the property remains securely locked at all times;

• maintaining an ambient temperature during the winter months – to help prevent water pipes freezing;

• shutting off the water supply at the mains stopcock and, where necessary, draining down the water systems entirely;

• carrying out prompt repairs as soon as the need arises;

• arranging regular, logged and documented inspections of the property; and

• complying with any other security, maintenance, inspection or notification conditions specified by the insurer. Failure to comply with policy conditions could affect a claim or the cover available.

What does probate property insurance typically cover?

The cover available under probate or unoccupied property insurance varies by insurer and policy. Depending on the product selected, cover may include some or all of the following:

Buildings insurance

• buildings cover is commonly a core element of unoccupied or probate property insurance;

• it may protect the structure of the property against specified insured events, subject to the policy terms, exclusions, limits and excesses;

Contents insurance

• where contents remain at the property, executors should consider whether they also need to be insured;

• the amount and type of contents cover available can vary significantly, particularly while a property is unoccupied;

Property owners’ liability insurance

• property owners’ liability cover may provide protection against certain legal liabilities arising from ownership of the premises, subject to the policy terms;

• the scope of liability cover, limits and exclusions varies by policy, so executors should check the wording rather than assume all claims will be covered;

Accidental damage insurance

• accidental damage may be included in some policies, offered as an optional extension in others, or unavailable in certain circumstances;

• where accidental damage cover is important, check whether it is included and what exclusions or restrictions apply;

Legal expenses insurance

• legal expenses cover may be available for certain insured legal disputes connected with the property;

• where offered, the scope, limits, qualifying conditions and exclusions should be checked before relying on this cover.

The appropriate policy and level of cover will depend on the property, its contents, how long it is expected to remain unoccupied and the executor’s requirements.

How can executors protect an empty property?

As with other forms of property insurance, policyholders are generally expected to take reasonable precautions to prevent or minimise loss or damage and to comply with the specific conditions of their policy.

The practical steps that may help protect an empty property depend on the dwelling and the insurer’s requirements. Common measures may include:

• following a routine maintenance schedule;

• keeping doors and windows securely locked and following any security requirements specified by the insurer;

• arranging inspections at the frequency required by the policy and keeping a record of visits where appropriate; and

• telling the insurer promptly about material changes in the property’s circumstances or occupation.

Your insurer may impose additional or different conditions. Always follow the requirements set out in the policy documentation and any instructions provided by the insurer.

Further reading: Probate property insurance: protecting an empty home after someone passes away.

Conclusion

During probate, a property may be left empty and unoccupied. Executors should take reasonable steps to safeguard estate property and check that appropriate insurance remains in place. Because the risks and insurance terms for an empty property can differ from those for a normally occupied home, specialist unoccupied or probate property insurance may be appropriate.

Insurance products, cover levels, exclusions and policy conditions vary. Executors should review any existing insurance as soon as possible, notify the insurer of relevant changes and consider professional advice if they are unsure what cover is required. Cover4LetProperty can help you explore the insurance options available for an unoccupied property during probate.

Please note: This article provides general information only and should not be regarded as legal advice or a personal recommendation. Insurance cover, exclusions, limits, excesses and conditions vary between insurers and policies. Always check the policy wording to ensure the cover is appropriate for your circumstances. If you are unsure about your legal responsibilities as an executor, you should seek appropriate legal advice.

Running a holiday rental can provide an additional source of income, but it also brings responsibilities and risks that don’t typically arise with an owner-occupied home. Your decision to enter the industry may involve many considerations, not least of which is likely to be the appropriate holiday let insurance.

The following is offered to help you avoid some of the insurance risks owners of holiday rentals often miss. We’ll help to explain how UK holiday home insurance differs from insurance for both owner-occupied homes and long-term let properties. 

Why isn’t standard home insurance suitable for a holiday rental?

A holiday let is used differently from an owner-occupied home, typically involving multiple short-term guests throughout the year.

Your home is where you live your day-to-day life. It is your principal place of residence, likely to be shared only with close members of your family. That is the basis on which risks are assessed and your standard home insurance policy underwritten.

When your second home is a holiday let, the risks are quite different. They are changed because the property is not a place of permanent residence, but is let to temporary, short-term guests. A successful holiday let is designed for a high turnover of such short-term guests. The high seasonal demand for holiday bookings may be used to balance out the out-of-season months when the property may be empty – potentially for relatively long periods.

The high occupancy rates during the height of the season, a high turnover of temporary residents, followed by times when the property may stand empty for months at a time, are just some of the reasons why insurers calculate the risks to be different and this is why owners may need insurance designed specifically for holiday lets.

Further reading: UK holiday home insurance vs standard home insurance: what’s the difference?

Guest accidents and liability

The high turnover of guests in holiday let accommodation means that many of the temporary residents will almost certainly be unfamiliar with the layout of the property – and, in particular, any areas where special caution may be needed.

Guests who are new to the property may be victims of slips, trips, and falls on staircases or steps, and in outdoor areas such as pools or hot tubs.

However carefully maintained your holiday let, there may be undetected risks posed by faulty or defective furniture or failed fixtures and fittings.

Any of these hazards may result in one of your guests, a visitor, a neighbour, or even a member of the public, suffering an injury or having their property damaged. They may hold you liable for the injuries and damage caused. In that event, you may be ordered to pay a substantial sum in compensation.

Property owners’ liability cover may help with covered legal costs and compensation arising from an insured liability claim, subject to the policy terms and limits. To provide sufficient cover for events that might result in serious injury or even death, property owner’s liability insurance may be as high as £2 million, £5 million, or even more.

Beware, however, that by no means all holiday rental property insurance policies may incorporate such indemnity. You may need to check the insurance documents.

Further information: Holiday home liability insurance: protecting yourself from guest claims

Does holiday let insurance cover guest damage?

Unlike the landlord of long-term rental property, you are unlikely to require rigorous or detailed references and background checks on the many short-term guests of your holiday let. Although this may make the whole business of lettings more straightforward, short-term guests in your UK holiday home may pose a greater risk – and one that you may want your holiday let insurance to cover. The possibilities for effective cover may include:

Accidental damage

• damage to the structure and fabric of your holiday home or its contents may happen accidentally;

• cover against accidental damage may be included as standard in your chosen insurance for holiday rentals – but it is by no means certain since it is sometimes available only as an optional extra;

Malicious damage

• on occasion, a guest may cause malicious damage;

• although this risk may not be covered as a standard feature of your chosen holiday let insurance policy, it may be available as an optional extra;

Theft by guests

• from time to time, you may discover that guests have stolen items from your holiday let;

• while such thefts by guests may be covered by your chosen insurance policy, this may not always be the case or may be available only as an optional extra;

Damage to contents and furnishings

• where there is damage to contents or furnishings – which has occurred other than through normal wear and tear – your holiday let insurance may cover the loss;

• however, the nature and extent of such cover may vary from one policy to another.

UK holiday home insurance policies may (or may not) cover some or all of these instances of damage caused by guests. But policies may vary significantly. It remains important, therefore, carefully to check the precise terms, conditions, and exclusions of your chosen policy.

Does UK holiday let insurance cover lost rental income?

When you are running a holiday rental, you are running a business. The income generated is essential to the ongoing health of that business. Any interruption to rental income, therefore, is likely to be most unwelcome.

That interruption may occur after an insured event that leaves your holiday rental property temporarily uninhabitable – and, so, unlettable – pending reinstatement and the necessary repairs.

Some holiday let insurance policies – but by no means all – may offer compensation for such loss of rental income (within limits and according to the terms and conditions detailed in the relevant policy documents).

What happens when a holiday let is empty?

Holiday lets may be unoccupied for extended periods, particularly outside the main letting season. Some policies impose additional conditions or restrictions when a property is empty for a specified length of time. These might include requirements relating to inspections, heating, water systems or security.

Check your policy wording to understand how periods of unoccupancy affect your cover and what you are required to do.

Reducing your insurance risks

As with any other type of property insurance, when you arrange insurance for holiday rentals you bear responsibility for mitigating the risks of loss or damage. Your insurer is entitled to expect you to take reasonable precautions to reduce your insurance risks.

What practical steps might you take to do this? Here are just a few suggestions:

Regular maintenance

• your policy may require you to keep the property in a good state of repair and take reasonable precautions to prevent loss or damage;

• carry out regular maintenance checks and arrange necessary repairs promptly;

Safety checks

• of course, you want to avoid your guests – or yourself – suffering an injury because some space in your holiday let is unsafe or a piece of furniture is defective;

• by regularly checking that everything is safe to move around in and use, you may also avoid the risk of potentially expensive liability claims;

  Documented inspections

• regular maintenance and safety inspections offer important opportunities to foresee and avoid future problems;

• but it’s critical that these inspections are not only carried out but also properly logged and recorded;

Reputable contractors

• so that scheduled maintenance and ad hoc repairs are made to a suitable standard, you may want to ensure that you engage only the most reputable contractors;

Holiday let insurance

• appropriate holiday let insurance can help protect you against a range of financial risks and, so that it continues to provide optimum protection, may need to be reviewed annually;

• whatever schedule you maintain for reviewing your policy, however, make sure to keep your insurers informed of any material changes.

Holiday homes and legislation – England

If you let a self-catering holiday home in England, there are a number of legal and regulatory requirements you may need to meet. These can vary according to the property and local area, so it is important to check the rules that apply to you.

According to current Government guidance, areas to check include:

• Registration – the Government is introducing a mandatory national registration scheme for short-term lets in England, although this is not yet in force;
• Planning permission – check with your local planning authority whether permission is required for using the property as a short-term holiday let;
• Business rates and tax – depending on the circumstances, business rates may apply instead of council tax. The former Furnished Holiday Let tax regime was abolished from April 2025, so you should also check the current rules for declaring and paying tax on rental income;
• Fire safety – holiday accommodation must comply with the relevant fire safety requirements, with different guidance applying according to the size and complexity of the property;
• Gas and carbon monoxide safety – check and comply with the applicable gas, smoke alarm and carbon monoxide safety requirements;
• Electrical safety – owners need to comply with the relevant electrical safety requirements and guidance;
• Licences – you may need a TV Licence or music licence depending on the facilities and entertainment you provide;
• Energy performance – check whether your holiday property requires an Energy Performance Certificate (EPC);
• Insurance – consider appropriate insurance for the property and its use as holiday accommodation, including buildings, contents and liability cover where appropriate.

Your local authority should also be able to advise whether additional local requirements apply and what documentation you need to provide.

Rules and legislation can change, so always check the latest official guidance before letting your property and periodically thereafter.

See the GOV.UK guidance on letting out a self-catering holiday home in England for the latest information.

Holiday homes and legislation – Scotland, Wales and Northern Ireland

The rules differ across the UK. If your holiday property is in Scotland, Wales or Northern Ireland, check the relevant government guidance for your nation.

Requirements can change, so always refer to the latest official information and check with your local authority where appropriate.

What insurance might owners consider?

Consider the types and levels of cover you require and check whether the policy you are considering provides them. That range may vary widely not only from insurer to insurer but also from policy to policy. Features you may want to consider include:

• buildings insurance – for the protection of the structure and fabric of your holiday let;

• contents insurance – to safeguard the contents;

• property owners’ liability cover – to provide indemnity against claims from third parties who have sustained an injury or had their property damaged;

• accidental damage cover – sometimes included as standard but may also need to be added as an optional extra;

• loss of rental income – compensation for lost rental income if an insured event renders the holiday let temporarily unlettable pending repairs and reinstatement; and

• legal expenses cover – which may provide cover for certain legal costs and disputes, subject to the policy terms and conditions.

Make sure to examine the details of any insurance proposal since not every policy may offer cover in all these areas.

Further reading: UK Holiday home insurance checklist: what cover should owners consider?

Conclusion

Holiday rental properties can present a range of risks beyond those associated with the average home. Those distinct risks are likely to revolve around the high turnover of temporary, short-term guests when the season is in full swing, followed by potentially several months when the property stands empty and unoccupied.

The risk profile of your particular holiday rental may make it especially important to regularly review your insurance arrangements for the property in line with its evolving use.

To find out more about holiday let insurance and the cover available, you can contact us online or by calling 01702 606 301.

Further information:  Guide to UK Holiday Homes

Disclaimer: This article is for general information only and does not constitute financial or insurance advice. Insurance cover, limits, conditions and exclusions vary between insurers and policies. Always check the relevant policy wording and documentation carefully to ensure the cover is appropriate for your needs and circumstances.

Have you ever left your home empty for an extended period and needed to arrange vacant property insurance? You may have found that insuring an unoccupied property involves different considerations from arranging standard home buildings and contents insurance.

Many standard home insurance policies place restrictions on cover once a property has been continuously unoccupied for a specified period. This is typically around 30-60 consecutive days, although the precise period and conditions vary between insurers and policies.

So, why can an empty property represent a greater insurance risk, and what can owners do to help protect it?

Why do empty buildings present greater risks?

Empty buildings can present greater risks than properties that are occupied on a normal, continuous basis.

Broadly, these risks tend to fall into two areas:

Security

An obviously unoccupied property can be more vulnerable to criminal activity and unauthorised access. Potential risks include:

• break-ins and theft;
• vandalism and malicious damage;
• arson; and
• unauthorised occupation.

Maintenance

When no one is regularly present, relatively minor maintenance problems can go unnoticed and develop into much more serious issues.

A small water leak, for example, might normally be spotted and dealt with quickly. In an empty property, it could continue for days or weeks before anyone notices, potentially causing significant damage.

Let’s look more closely at some of the principal risks associated with vacant property.

Theft and vandalism

Why can vacant properties attract thieves and vandals?

An empty building may provide greater opportunities for intruders because there is less chance of someone being present to detect them. Depending on the property, there may also be valuable contents, fixtures, fittings or materials that can be stolen.

Fixtures, fittings and metals can be particular targets. The risk may be greater where a property has limited natural surveillance from neighbours or passers-by, or is situated in an isolated location.

Unoccupied property insurance may provide cover for theft, attempted theft, vandalism or malicious damage, depending on the policy. The nature and extent of this protection can vary considerably, so check the policy wording carefully for limits, conditions and exclusions.

Your insurer may also require specific security precautions while the property is empty. These might include particular types of locks, securing accessible windows, maintaining an alarm or carrying out regular inspections.

Failing to comply with relevant policy conditions could affect a subsequent claim, depending on the circumstances and policy terms. It is therefore important to understand exactly what your insurer expects you to do while the property is vacant.

Squatting and unauthorised occupation

An empty property may also be vulnerable to squatters and other forms of unauthorised occupation.

In England and Wales, squatting in a residential building is a criminal offence. Broadly, squatting involves deliberately entering a property without permission and living there, or intending to live there.

The position is different for non-residential property. Simply occupying commerical premises without permission is not usually a criminal offence in itself, although other offences may be committed in connection with entering or occupying the property, such as criminal damage or theft.

Unauthorised occupation can result in considerable expense for a property owner. Doors, windows and locks may be damaged during entry, while fixtures, fittings and contents may also be stolen or damaged. There may also be an increased risk of fire or escape of water.

Owners can face further costs when recovering and securing the property. Depending on the circumstances, legal proceedings may be necessary to regain possession. There may also be cleaning, waste-removal, repair and locksmith costs.

Do not assume that unoccupied property insurance automatically covers all these costs. Cover for malicious damage, legal expenses, loss of rent or other consequences of unauthorised occupation depends on the individual policy.

If you are a landlord whose rental property is temporarily vacant, unauthorised occupation could also delay its return to the rental market and result in refurbishment or repair costs.

Escape of water

As a previous blog explains, escape of water is one of the most common causes of domestic property insurance claims. The problem can be particularly serious in an empty property because a leak may remain undiscovered for longer.

Cold weather and frozen pipes are well-known causes of water damage, but escape of water is not simply a winter problem.

Burst pipes, leaking tanks and failed plumbing fixtures or connections can occur at any time of year. When someone is living in the property, a leak may be discovered relatively quickly. In an empty building, the same problem might continue unnoticed and cause significantly more damage.

Vacant property insurance may provide cover for escape of water, but the extent of protection, together with any conditions or exclusions, varies between policies.

Your insurer may also impose specific requirements designed to reduce the risk. Depending on the policy and time of year, these could include maintaining a minimum level of heating, turning off the mains water supply, draining down the water system or ensuring pipes and tanks are adequately insulated.

Always follow the requirements set out in your particular policy rather than assuming that one approach applies to every vacant property.

Structural deterioration

Escape of water is just one potential cause of deterioration in an empty property.

Without someone regularly present to identify problems, damage caused by weather, blocked gutters, defective rainwater goods, roof problems, damp, mould or pest infestations may go unnoticed.

It is important to remember that property insurance is not a maintenance contract. General wear and tear and damage resulting from a lack of maintenance are not normally covered.

Keeping the property in a good state of repair is therefore particularly important while it is empty.

Your vacant property insurer may also require regular inspections. Where inspections are a condition of cover, check how frequently they must be carried out, who can conduct them and whether you need to keep a written or photographic record.

How can you manage vacant property risks?

However comprehensive your vacant property insurance may be, you still have an important role to play in protecting the building and reducing the potential for loss or damage.

Depending on the property and your insurer’s requirements, sensible precautions may include:

• carrying out repairs and maintenance promptly;
• maintaining appropriate physical security;
• keeping alarms and other security systems operational where required;
• arranging regular, documented inspections;
• clearing post and avoiding other obvious signs that the property is empty;
• maintaining gardens and outside areas;
• following your insurer’s requirements for heating during colder weather; and
• isolating the water supply or draining the system where appropriate and required.

Your policy documents should explain any specific precautions you need to take.

It is also important to tell your insurer about relevant changes in circumstances. If your home is going to be empty for longer than the period permitted under your existing insurance, contact your insurer or broker rather than assuming your normal cover will continue unchanged.

What insurance might owners consider?

Vacant property insurance policies vary considerably, so the appropriate cover will depend on the property, why it is empty, how long it is expected to remain vacant and the risks you want to insure against.

Depending on the policy, cover may be available for:

• buildings insurance – covering insured loss or damage to the structure of the property;
• contents insurance – where contents remain at the property and appropriate cover is available;
• property owners’ liability insurance – providing cover, subject to the policy terms, where the property owner becomes legally liable for injury to another person or damage to their property;
• accidental damage – which may be available as an optional extension;
• loss of rental income – potentially relevant to landlords where an insured event prevents the property from being let, subject to the policy terms; and
• legal expenses insurance – which may be included or available as an optional extension under some policies.

Not every vacant property insurance policy provides all these types of cover, and limits, excesses, exclusions and conditions can differ significantly between providers.

When comparing policies, consider the cover you actually require rather than relying on the policy name alone.

When might you need vacant property insurance?

There are many reasons why a home or investment property might be left empty.

You may be:

• waiting for a property to be sold;
• carrying out renovations or refurbishment;
• waiting for probate to be completed;
• between tenants;
• moving into another home before your existing property has sold;
• spending an extended period overseas; or
• leaving a property temporarily vacant for another reason.

Whatever the circumstances, check your existing insurance before the property becomes unoccupied.

Standard home or landlord insurance may restrict certain types of cover once a property has been empty continuously for longer than the period specified in the policy. If that happens, specialist vacant or unoccupied property insurance may be appropriate.

Protecting an empty property

Vacant and unoccupied properties can present additional risks because problems may be more likely to occur – or become considerably worse – before they are discovered.

Appropriate insurance can help protect against certain financial losses, but policies vary significantly. Insurance arrangements should therefore be reviewed alongside sensible security, regular inspections and ongoing maintenance. Check how your insurer defines an unoccupied property, how long your existing cover continues, what restrictions apply and what precautions you are required to take.

If your existing policy does not provide the protection you need, you may wish to consider specialist vacant property insurance.

Further reading: Unoccupied property insurance: rules, restrictions and what you must know and Unoccupied property insurance for renovation: Do you need cover while doing works?

Please note: This article is for general information only and does not constitute insurance, financial or legal advice. Insurance cover, restrictions, conditions and exclusions vary between insurers and policies. Always read your policy documentation carefully to ensure that the cover is appropriate for your circumstances and comply with any requirements relating to an unoccupied property. If you are unsure about your insurance requirements, speak to your insurer or insurance broker.