At Cover4LetProperty, our landlords and holiday home insurance policies include £2m property owner’s liability (POL) insurance as standard – with the option to increase the cover up to £5m if required.

So, what is liability insurance and why is it so important?

Landlords liability insurance is designed to protect you against the financial ramifications of someone making a successful claim against you for damages caused to them while in or on your property.

What happens if…

For example, if someone slips on a stair carpet that is not fitted correctly, and they injure themselves, potentially, they could try and make a claim against you. If the court agrees that this was down to your negligence (and remember, this is a hypothetical example), then you could face a compensation bill, plus court costs, which could run in to thousands of pounds.

As you can see from the above example, it also protects the person claiming, should negligence on your part be proved. Any court awards (up to the set limits under the policy) made to them are designed to compensate them for injury and / or loss of earnings, plus suffering, mental trauma etc.

Without liability insurance and in the event of a successful claim being made against you, you would have to find the costs yourself – this could potentially bankrupt you.

Not having insurance and a claim being made against you may also damage your reputation – not ideal, particularly if you own a number of properties.

How do I get landlords liability insurance?

In some – but not all – cases, landlords liability cover often forms a standard part of a landlord insurance policy, with the upper claim amount varying depending on the provider.

Check your let property insurance policy or speak to your provider to make you sure you have enough cover.

Is employers’ liability included as part of my landlord insurance policy?

No, it is not. Employers liability insurance is typically regarded as an entirely separate line of insurance protection and may not be included as part of your landlord’s liability insurance cover.

Employers’ liability insurance protects the people working for you on your premises, such as cleaners, letting agents or decorators, in the event that they need to make a claim against you (because they have suffered injury, loss or damage). It also, of course, protects you too, as it you won’t need to find all the court costs and any compensation awarded yourself.

In many situations where you are employing people, the law will require that you have employers’ liability insurance cover in place. It is not, as such, negotiable in these cases.

Where you may need to be cautious though is in deciding just who is or is not one of your employees.

At one time, this might have been relatively simple and based around the idea that in order to be counted as an employee, an individual would need to have a formal contract of employment in place.

You should note though that this is no longer necessarily the case. For a large number of reasons, including the rise of significant numbers of people nationally working on a self-employed basis, the authorities may interpret people performing work for you to be your employees even though you do not.

Should they form such a view of anyone doing work for you, including perhaps cleaners or odd-job people, you may find yourself potentially in breach of the law in terms of failing to provide employers’ liability cover.

It is well worth noting that in some cases, even friends who are working for you on a voluntary basis could be assessed as being your employees.

As you can see, ensuring you have the most appropriate type of landlords liability insurance cover may be very important. In today’s particularly litigious society, you may feel you wish to protect yourself and your business as much as you can. Having liability insurance in place is also part and parcel of being a responsible landlord.

Landlords public liability insurance and risk management

Beyond the peace of mind that landlords liability insurance provides, it also demonstrates a proactive approach to risk management. Accidents can happen no matter how careful you are or how well maintained your property might be. Even something as simple as a loose paving stone on a driveway or a leaking gutter causing a slippery path could lead to a claim if someone is hurt or their possessions are damaged.

Having the most appropriate level of cover means you are financially protected (up to set limits as stated under your policy) should such an incident occur.

It’s also worth considering that liability claims can arise from more than just tenants and their visitors. Tradespeople, estate agents, delivery drivers, and even members of the public could potentially bring an action if they’re injured or suffer a loss connected to your property. Suitable liability insurance ensures that you’re not personally liable for those expenses, which could otherwise have a lasting financial impact.

In some cases, mortgage lenders and letting agents require landlords to hold liability insurance as a condition of lending or letting. It forms part of a broader risk management framework that helps keep you, your tenants, and your investment protected. By maintaining sufficient liability cover, you’re also showing that you take your legal and moral responsibilities seriously, which is an important factor in professional property management.

For landlords with multiple properties, the benefits multiply. If one property experiences an incident leading to a claim, your liability policy can prevent a single event from threatening the viability of your wider portfolio. Some policies can also be extended to include liability for communal areas – for example, shared gardens, hallways, or parking spaces – where you might be responsible for maintenance and safety.

Finally, liability insurance isn’t just about protecting your finances, it’s also about safeguarding your reputation. In the property sector, word travels fast. A claim against you that becomes public could affect your standing with tenants, letting agents, or even future lenders. Having a suitable policy in place shows you are prepared, responsible, and professional, helping to maintain trust and credibility.

Landlords liability insurance is one of those covers you hope never to use – but you’ll be thankful for it if the unexpected happens. Ensuring you have suitable protection through a trusted provider such as us here at Cover4LetProperty means you can let with confidence, knowing both you and your tenants are fully supported should things go wrong.

If you have any questions relating to property owner’s liability insurance, please give us a call on 01702 606301- we’re here to help.

The latest UK property news reflects a fairly mixed bag of subjects – of interest to landlords, tenants, and homeowners alike.

Let’s take a brief look behind the headlines …

Pets in lets still unresolved

Landlord Today on the 1^st of October reported that proposals within the forthcoming Renters Rights Act may give tenants greater opportunity to keep pets in rented homes. However, it remains to be seen how these changes will be implemented in practice and what the implications may be for landlords.

While current drafts of the legislation suggest a general right for tenants to request permission to keep a pet, it appears landlords may still retain the ability to refuse on “reasonable grounds”. The precise definition of what constitutes such grounds has yet to be confirmed and could become an area of uncertainty once the legislation is enacted.

It also appears that earlier suggestions requiring tenants to obtain insurance or pay an additional deposit to cover any pet-related damage may no longer form part of the legislation.

If that is the case, questions may arise as to how claims for any resulting damage might be addressed and whether further guidance or safeguards for landlords will follow.

Zoopla House Price Index: September 2025

According to Zoopla’s House Price Index for September, house prices remain relatively stable and have risen by just 1.4% up to August of this year – though in certain areas, more affordable housing has increased in price by as much as 2.8%.

This takes the average price of a home in the UK to £271,000 – up by £3,870 over the past 12 months.

Price inflation is marked by a north-south divide, with the former showing stronger growth compared with the latter.

Prevailing mortgage rates are in the range of 4% to 5%, remain stable, and are unlikely to fall any further.

In anticipation of possible decisions in the autumn budget, demand has cooled for properties above £500,000.

What does an energy price cap increase of 2% mean for my bills?

The energy price cap went up by 2% – from £1,720 to £1,755 – explained the online listings website Rightmove on the 30^th of September. So, what’s the likely impact on your energy bills?

In terms of the impact, it’s important to remember that the cap only applies to consumers on a standard tariff – if you have a fixed deal, you’ll notice no change as a result of the increase.

The other critical consideration is the energy efficiency rating (the Energy Performance Certificate or EPC) of your home. If yours is highly efficient – and qualifies for an A rating – for example, your energy bills are likely to go up by an average of around £11 a year. For a poorly performing G-rated dwelling, however, the increase is more likely to be around £134 a year.

Which property types, in which regions, perform best in the UK?

If you’re looking for the best type of property in which to invest and where, Property Investor Today looked at recent data from Nationwide to see where the next hotspots could be.

According to figures, detached houses saw the strongest growth, increasing in value by 2.5% over the past year. Terraced homes were close behind, with an annual price increase of 2.4%. On the other hand, if you invested in a flat, you are likely to have suffered a 0.3% drop in its value.

Regionally, the north and northwest of England recorded buoyant demand.

In the Midlands – and Birmingham in particular – there are strong forecasts for growth on the back of several regeneration projects. Longer-term capital growth is anticipated.

Northern Ireland also performed well, with some of its most robust growth in recent months.

In London and the southeast, the prospects for growth are much weaker (achieving single digits only) and remain patchy throughout the region.

Disclaimer: Property market data and forecasts are subject to change and should not be relied upon as financial advice. Investors are encouraged to seek independent professional guidance before making any property-related decisions.

As the year draws to a close, many UK second home owners face a familiar decision: whether to welcome winter guests or close up the property until spring. Whichever route you take, preparation is key to keeping your home safe, warm and fully protected.

Winter brings extra risks – from burst pipes to storms and power outages – so it’s essential to plan ahead and make sure your winter holiday home insurance provides the most suitable cover.

Check your policy before the cold sets in

Before you do anything else, review your current holiday home insurance policy. Holiday and second home insurance differs from standard home insurance cover because your property may be unoccupied for extended periods or used by guests.

Some policies specify conditions during cold weather – for example, keeping the heating at an ambient temperature and/or draining down the water system.

It may also be a condition of your  second home insurance cover that you carry out regular, logged inspections of the property, so that any damage or maintenance issues can quickly be nipped in the bud.

If your second home will be empty for weeks or months, check how long it can be left unoccupied before your cover becomes restricted.

Understanding these requirements – your obligations under the policy and its unoccupancy status – helps you stay compliant and prevents problems if you ever need to make a claim. If you are unsure as to any of these points, always speak to your insurance broker – they will be very happy to clarify.

Further reading: Winter and your unoccupied main or holiday home: what insurers expect.

Protect against frost, storms and damp

Winter weather can be unpredictable. From strong winds and driving rain to heavy frost, it’s important to keep your second home resilient against the elements. Start with simple checks:

• clear gutters and downpipes so that rainwater drains freely;
• inspect the roof for missing tiles or loose flashing;
• trim back overhanging branches that could fall in a storm;
• ensure vents, extractor fans and trickle vents are open to prevent condensation.

If your property is in a coastal or rural area, salt air and exposure can accelerate wear and tear. Keeping on top of exterior maintenance, including repainting and sealing, helps prevent minor damage turning into a major issue.

Keep an eye on your property remotely

Even if you don’t live nearby, there are now many ways to monitor your second home. Smart security systems, cameras and leak detectors can alert you to problems before they escalate.

Alternatively, consider appointing a trusted local contact or keyholder. They can carry out periodic checks, forward mail, and ensure the property looks lived in – a useful deterrent against burglary. Make sure to record each visit, as insurers often require evidence of inspections for unoccupied homes.

Our blog – How to manage a UK holiday home from a distance – goes in to more detail.

Prepare for guests – or a peaceful winter closure

If you’re opening your doors to winter guests, make sure the property is safe and comfortable. Test smoke and carbon monoxide alarms, check heating systems, and provide clear instructions for appliances. Ensure all safety certificates (gas, electric, fire) are current.

If you’re closing up for the season, take time to tidy and secure the home. Unplug non-essential electrical items, remove perishables, and make sure doors and windows are locked. Draw curtains or blinds to give a lived-in appearance.

Peace of mind through preparation

Whether you’re welcoming family for Christmas or locking up until spring, preparing your second home for winter is one of the most important ways to protect your investment. A few hours spent checking heating, water and security can prevent months of inconvenience – and costly repairs.

Your insurance is there to provide reassurance, but it relies on the right precautions being in place. So, before the first frost arrives, review your winter holiday home insurance, carry out your safety checks, and enjoy the season with complete peace of mind.

Further reading:

Protecting your empty property over winter

Winter-proof your garden

Winterproof your investment property

Disclaimer: This article provides general information only and does not constitute legal or financial advice. Policy terms, conditions, features and benefits can vary among providers. Always check your own policy wording or speak to your insurer or broker for specific guidance.

As a landlord, when you enter into a contract with your tenants you are taking on a number of responsibilities and obligation – many of which also come with the force of law.

The majority of these relate to ensuring that your tenants have a safe place in which to live that is free of serious risks to their health. The principal obligations therefore – and those which carry the stiffest penalties if you are in breach of them- are as follows:

• gas and electrical supplies and appliances must be kept in a safe and well-maintained state of repair – in the case of the former, the installation must be checked annually by a registered Gas Safe engineer;

• you must follow all the local fire safety regulations and also install smoke alarms and carbon dioxide detectors as required;

• you need to give your tenants a copy of the Energy Performance (or rating) Certificate for the property; and

• the local council might decide – if your tenants ask for one or if the council thinks your property poses a danger to tenants – to conduct a Housing Health and Safety Rating System (HHSRS) and for you to comply with its recommendations on pain of an official enforcement notice.

The Tenancy Deposit Protection Scheme

You also have additional responsibilities for the ensuring the independent protection of any deposit you receive from your tenants. Under the Tenancy Deposit Protection scheme, any deposit must be banked with an approved, independent third party for safe keeping, until the end of the tenancy, when agreement is reached with the tenant about any proportion of the deposit that needs to be retained because of damage, breakages or non-payment of rent or other bills.

Tenants’ Right to Rent

If you are granting any form of tenancy – whether the agreement names the tenant or not, whether the agreement is in writing, or even where there is no formal agreement at all – the law also requires that you carry out a Right to Rent check. This is to check whether the tenant, prospective tenant, or any member of their household intending to live in your let property has an immigration or residential qualification to rent and occupy your property.

You may be fined up to £20,000 and could face a prison sentence if you let the accommodation to a tenant who has no such right to rent.

Insurance

You are not legally required to have landlord insurance when letting out your property. However, given your investment in it and the risk of loss or damage to the building or your contents within it, you might consider insurance to be more or less essential.

However, if you are buying the property with the help of a mortgage, your lender is almost certain to insist upon a minimum level of landlords insurance cover for the building itself. If this is a stipulation of your mortgage contract and you fail to get the relevant insurance, your lender could ask that you repay all the outstanding mortgage balance immediately.

Plus, any liability claims against you – which if successful can run in to thousands of pounds – would have to be paid for out of your own pocket.

Also, landlord’s insurance of the building – against such major risks as fire or flood damage – is something which the government advises tenants in general to check is already in place when taking on any tenancy.

You might want to take advantage of the competitively priced quotes for landlord insurance we are able to offer here at Cover4LetProperty.

Part and parcel of any insurance contract, of course, is your responsibility for compliance with the laws and regulations concerning your relationship with your clients.

How to Rent

Designed for tenants, and a copy of which you are obliged to give them at the start of any tenancy (in England), the How To Rent Guide contains the kind of checklist of things tenants are advised to establish and to confirm whenever taking on a tenancy.

Knowing what your tenants are entitled to expect, of course, better prepares you as their landlord to provide. A careful reading of How to Rent is therefore recommended.

The checklist includes those certificates and pieces of paper you are obliged to hand to any tenant:

• the How to Rent guide itself;

• the gas safety certificate signed by the Gas Safe engineer after each annual inspection;

• preferably, a copy of any electrical inspections that have been carried out – at least every five years, suggests the guide;

• all the documents and information relating to the arrangements you made to comply with the Tenancy Deposit Protection requirements; and

• unless the property is a House in Multiple Occupation (HMO), a copy of the Energy Performance Certificate (EPC), which rates the energy efficiency of your property.

In addition to the safety checks and procedures already mentioned, you must also maintain the structure and exterior of the property, deal with any problems with the utilities and keep furniture and appliances in a good state of repair.

In most cases, you will  always need to give your tenants at least 24 hours’ notice before entering the premises – to make repairs or any inspection, for example.

Further reading:

Landlords Guide to Health & Safety

A Landlords Guide to HMOs

Landlords Legislation Guide

Disclaimer: While the information within this blog is based on the author’s research and current understanding of the law, it should not be construed as legal advice. Legislation can change, and individual circumstances may differ. You should always seek independent professional advice before making decisions relating to property investment, landlord legislation, finance, or legal matters.

With the winter months approaching, you’ll want the reassurance that your second or holiday home stays safe and secure while it remains unoccupied. Of course, the same applies to any property left empty for an extended period – whether that’s because you’re away on a long holiday, or in the case of a probate property awaiting administration, for example.

It’s always prudent to check the details of your UK holiday home insurance or unoccupied property insurance. In particular, you’ll want to confirm what provisions apply while the property stands empty. These provisions will almost certainly include reasonable steps the insurer expects you to take to reduce the risk of loss or damage – in some cases, this could be maintaining heating, turning off water supplies, and arranging regular inspections. Your requirements may vary among policy providers, so ensure you understand what your obligations are – or check with your insurance provider for clarification.

Visits and inspections

As with any other kind of property insurance, your insurance is conditional on maintaining the structure and fabric of your second home in a good state of general repair.

In the case of your holiday or unoccupied home, and as winter weather begins to take its toll, your insurer is also likely to insist that the condition of the property is regularly checked, and a careful record kept of those inspection visits. This is a largely commonsense precaution, of course, and you or a representative can do this.

Particular areas of concern

In addition to regular inspection visits, there are some particular areas of concern where your insurer may ask for special attention if your residence or holiday home stands unoccupied during the winter months:

Do I need to leave heating on in an empty property?

One of the biggest – and costliest – emergencies in any home during freezing winter weather is burst pipes. The risk is considerably greater, of course, if the home is unoccupied.

Your insurer will be thoroughly aware of that risk too. Some insurers stipulate that heating must be kept at a set minimum temperature on a continuous basis, while others may accept timed heating or insist that the water system is fully drained down.

It’s essential to review the terms and conditions of your unoccupied property or holiday home insurance policy carefully – particularly if the property will be empty for a long period  – so you meet all requirements and reduce the risk of a claim being declined.

What happens if pipes burst in my unoccupied home?

Because your insurer is also aware of the costly risk of burst pipes, any claim for subsequent damage may be rejected if you have failed to take adequate and reasonable precautions against the risk.

WaterSafe – the organisation for approved plumbers in the UK – offers detailed advice about the precautions you can take to avoid burst pipes and what to do if the worst happens.

Will insurers cover damp or mould in an empty property?

Mould and damp typically spread insidiously in any property. The problem may become worse during the winter but usually takes some time to develop. In those cases, damp and mould are typically the result of poorly ventilated spaces – and a lack of adequate ventilation may be an issue if your residence, second home, or holiday home is unoccupied for any length of time.

Nevertheless, damp and mould are typically preventable and can be avoided through proper care, maintenance, and ventilation. Therefore, insurers may often exclude loss or damage arising from damp or mould – unless the conditions have been caused by a sudden, unavoidable, insured event.

Summary: why understanding your policy matters

As we have mentioned above, every insurer sets its own rules on how unoccupied or holiday homes must be cared for during the winter months. These requirements could include leaving heating on, draining down the water system, and arranging regular, logged inspections.

If you don’t meet them, you risk invalidating your property insurance cover and having a claim declined. That’s why it’s important that you understand exactly what your own policy expects of you – and to check with your insurer or broker if anything is unclear.

Further reading:

Protecting your empty property over winter

Winter-proof your garden

Winterproof your investment property

How to manage a UK holiday home from a distance

Owning a holiday home is something many people dream about, and with good reason. It gives you a place to escape to more or less whenever you want, and if you let it out, it can potentially bring in some useful extra income.

The challenge, of course, is keeping on top of things when you don’t live nearby. A house doesn’t look after itself, and if you’re trying to manage it from miles away, you’ll need the right support in place.

Here are some of the key things to think about …

Keyholding you can rely on

The first question is always: who’s going to hold the keys? You’ll need someone local you can trust, such as a professional keyholding company or trusted person. A good keyholder can step in during an emergency, let in tradespeople, and carry out routine checks.

Smart locks and coded key safes are also worth considering, especially if you’re letting the property. These let you give guests or cleaners secure access without having to post keys or rely on complicated handovers. That said, it’s still a comfort to know you’ve got a real person nearby in case anything goes wrong.

Cleaning and changeovers

Whether it’s family using the place or paying guests, nobody wants to walk into a house that feels tired or grubby. A local cleaning team is a must. Many already specialise in holiday lets, so they know exactly what’s needed between changeovers – fresh bedlinen, sparkling bathrooms, and a quick check that everything’s in working order.

It’s a good idea to agree a checklist with them from the start, so standards are consistent. Some owners go a step further and hand everything over to a property management company, who’ll deal with bookings, guest communication, and cleaning in one package. It’s a bigger expense, but it takes a lot off your plate if you’re not close by.

Looking after maintenance

Even if you’re not using your holiday home all the time, it still needs regular attention. Gardens grow, gutters fill up, boilers need annual servicing (an annual boiler service is also typically a requirement of your UK holiday home insurance) – and small problems can snowball quickly if nobody spots them.

Do note that if you let out your UK holiday home, you typically will have both legal and insurance obligations in order to keep your guests safe and your insurance valid.

Our Landlords guide to health and safety here has more information.

Building up a network of trusted local tradespeople is invaluable. A reliable plumber, gardener, or handyman can save you a lot of stress and money in the long run.

Making use of tech

Technology can make remote management much easier than it used to be. A few things worth looking at:

• security cameras and alarms you can monitor from your phone;
• smart thermostats, which let you control heating remotely – handy for keeping pipes safe in winter;
• leak detectors and sensors that alert you if there’s a water problem;
• digital guides for guests, so you don’t have to keep printing out instructions;
• booking software that helps you keep on top of calendars and payments if you rent the place out.

These tools won’t replace having people you trust on the ground, but they do give you another layer of control when you’re not there.

Don’t forget insurance and safety

UK holiday home insurance is one of those things that’s easy to overlook but absolutely essential. Standard home insurance won’t be valid for a holiday home, particularly if you’re letting it out or leaving it empty for weeks at a time.

A specialist UK holiday home insurance policy will cover things like longer unoccupancy, guest stays, and accidental damage.

As we mentioned above, you’ll also need to keep up with safety regulations: for example, smoke and carbon monoxide alarms, gas and electrical checks, and fire safety measures.

If you’re not local, it makes sense to get your keyholder or management company to keep track of these dates and make sure everything is compliant.

Do note that your UK holiday home may typically require your unoccupied property to have regular, logged visits to make sure everything is in order when it is not in use. Speak to your insurance broker if you are unsure as to what your responsibilities are under your insurance cover – they will be happy to clarify.

Putting a system in place

There’s no single “right” way to manage a holiday home from a distance. Some owners want to keep tight control themselves, while others are happy to hand it all over to a management company. Most find a balance that works – a mix of trusted local people, good systems, and smart technology.

The important thing is to have a plan that gives you confidence. That way, you can enjoy your holiday home for what it should be: a place to relax, recharge, and maybe even earn a little income, without constant worry about what’s happening when you’re not there.

We’re delighted to welcome Billy Roy as the new Manager at Cover4. With a strong background in the residential and commercial property owners’ markets, he brings over 9 years of expertise in key areas such as customer service, regulations, and delivering the best possible outcomes for customers.

Billy began his career in insurance with Cover4 in January 2018 as a Trainee Account Handler. Since then, he’s gained experience across different departments, progressing to Assistant Manager. Now, he is returning to Cover4, the department that first inspired his passion for insurance. In his new role, Billywill be focusing on leading our Cover4 team to continue providing a first-class customer service. Billy’s experience in Cover4 and the insurance industry makes him well-placed to continue delivering the high level of service our customers expect.

Talking about his new position, Billy says:
“Having started my insurance career at Cover4, I’m excited to step into this role and give back to the team and clients who’ve supported me along the way. My goal is to continue building on our strong reputation while ensuring customers always receive the right advice and cover for their needs.”

Away from work, Billy is a keen runner. Most weekends you’ll find him training on long runs, with the ambitious goal of one day completing a 200-mile ultra marathon such as the Bigfoot 200 in Washington State’s Cascade Mountain Range.

We look forward to working with him as he helps take Cover4 into its next chapter, ensuring our clients continue to benefit from expert advice and the most suitable cover for their needs.

Here we share a round-up of some of the latest UK property news headlines …

Energy price cap to rise – what does this mean for bills?

Wintertime means that many families will once again be worrying about their heating bills. Anxieties may be heightened by a further rise in October of the energy price cap paid by all consumers on standard tariffs (there’ll be no change if you are on a fixed deal).

Reporting the increase online listings website Rightmove noted a 2% increase in the cap from July to September’s £1,720 to a new limit of £1,755.

Although this represents a £35 increase in the cap itself, the effect on household bills will depend on the relative energy efficiency of the home. For the most energy-efficient A-rated homes, for instance, average bills are likely to rise by just £11 a year while those that are poorly energy efficient (G-rated) may have to pay as much as £134 more.

The energy price cap is updated every four months, and this latest increase is almost double the amount that industry analysts had previously predicted.

Nationwide House Price Index: August 2025

Nationwide’s house price index for August suggests that the rate of growth in average prices has slowed – falling from an annual 2.4% in July to 2.1% in the current month. Allowing for seasonal variation, this is a 0.1% decline month on month.

Nationwide puts the hesitant state of the market down to continued affordability issues – the price of a home remains high compared to earnings, so raising the necessary deposit becomes a challenge, especially against the general background of the cost of living.

Furthermore, the cost of a mortgage also remains high – some three times greater than in the immediate aftermath of the pandemic.

A report by the BBC on the 1^st of September, advanced a further reason for the slowed rate of growth in average prices. Households are worried about the potential impact of possible changes to property taxes such as Stamp Duty – which the government has mooted in a bid to increase public revenues.

An estimated 1.2m PRS rental homes are affected by damp and mould

A story by Letting Agent Today recently reiterated estimates that as many as 1.2 million homes in the private rented sector are exposed to damp and mould. The report drew on earlier statistics revealing that 26% of all landlords in 2023 had identified damp or mould in the homes they let.

Landlords have a legal duty to provide homes free of health hazards, yet damp and mould pose serious risks to health.

That was the reasoning behind the formulation of “Awaab’s Law” – legislation that obliges landlords of social housing to rectify damp and mould within a defined, legally binding schedule. It followed the death of 2-year-old Awaab Ishak fatally exposed to severe mould in his rented home.

Mortgage activity expected to rebound

A surge in mortgage applications is forecast in the third quarter of this year, according to a story by Property Wire on the 4^th of September.

The year has had its ups and downs. Mortgage activity was buoyant in the first quarter, followed by a slump during the following three months. An upsurge during third quarter is therefore welcome – especially viewed from the perspective of more successful applications from first-time buyers.

You may already be aware that once you’ve left your home empty and unoccupied for longer than a month or two, you typically need a special type of standalone insurance  – unoccupied property insurance – in order to maintain an adequate level of cover.

Though you might have that unoccupied property insurance at the back of your mind, however, spare a thought for the different seasonal conditions that suggest no one size fits all when it comes to empty property insurance and, also, your obligations under the cover.

Let’s see how each season may bring unique perils to the building and contents of your home …

What are some of the principal risks for an unoccupied home in the spring?

We all look forward to the general reawakening of springtime – though it follows in the wake of winter’s storms and gales. In the aftermath, an unoccupied home might have slipped roof tiles or slates, broken gutters, or other damage caused during the bad weather.

That is the reason why most unoccupied home insurance policies typically make it a condition that your vacant home is regularly inspected for potential damage (and those inspections are logged) throughout the year.

Surely the summer is a safer season for an unoccupied home?

Far from it! Summer is, in fact, a peak time of the year for burglaries as thieves take full advantage of the fact that many homeowners are away on holiday – some of them for the extended holiday that calls for unoccupied property insurance.

The hot weather – more than ever before a feature of our British summers – significantly raises the risk of fire. Fires might be sparked by an out-of-control BBQ in a neighbouring garden, fuelled by tinder dry vegetation, or it could come from an electrical fault, for example.

Further reading: Protecting your property in the heat.

Autumn’s the time to batten down the hatches of an unoccupied home

That’s right, autumn is a time of year to prepare for worsening weather and the damage that the coming winter might bring. So that you are properly prepared, pay full attention to all-round property maintenance to ensure that your home remains in a good state of repair.

Autumn may bring especially heavy rainfall, raising groundwater levels and potentially blocking drains. If rainwater goods are faulty or leaves and debris are blocking your gutters, the walls of your home could become damp, and water may find its way in.

Could winter be the cruellest month for your unoccupied home?

This is a time of year when the weather can really let rip and do its worst. It’s the season of highest risk for an unoccupied home – when the elements cause roof damage, snow piles high, and pipes threaten to burst.

The darker evenings and longer nights give all too much cover for would-be burglars and other intruders.

You might have noticed that some property insurance providers insist that you keep a low level of ambient heat in your unoccupied home – as a precaution against burst pipes – or even that you drain down the water system itself. Make sure you understand what your obligations are under your unoccupied property insurance.

Further reading: Protecting your empty property over winter and Getting your property winter-ready.

The need for unoccupied property insurance

Remember that if your home remains unoccupied for longer than 30 to 45 consecutive days it typically may not continue to be fully protected by your regular home or landlord insurance policy. You may instead need standalone unoccupied property insurance.

Considering the different challenges that each season may bring, that specialist insurance cover may also reflect the changing risks – with you needing to take special precautions depending on the season.

If you are leaving your home unoccupied, therefore, you might want to review your empty property insurance before each season’s change. And if you are unsure of your responsibilities under your policy throughout the year, then speak to your insurance provider for clarification. They will be very happy to help.

Summary: Responsibilities for an unoccupied property

• Arrange specialist cover – You typically may need to arrange unoccupied property insurance if your home will be empty for more than 30–45 consecutive days.
• Regular inspections – Visit and check the property at intervals required by your insurer and keep written logs of inspections.
• Spring checks – Look for damage left by winter storms (loose tiles, broken gutters, water ingress) and repair promptly.
• Summer precautions –
  • Secure the property against burglary (locks, alarms, visible deterrents).
  • Reduce fire risk by managing vegetation, checking electrics, and being mindful of neighbour activity like BBQs.
• Autumn maintenance –
  • Clear gutters and drains of leaves and debris.
  • Maintain the property structure to prevent damp and water damage from heavy rainfall.
• Winter safeguards –
  • Maintain heating at a low ambient level or drain down the water system (check your policy wording).
  • Inspect for storm damage, snow build-up, or risk of frozen pipes.
  • Ensure security measures are in place as longer nights increase burglary risk.
• Seasonal reviews – Reassess your cover and maintenance needs at each change of season.
• Follow policy conditions – Always comply with specific obligations in your unoccupied property insurance policy to avoid invalidating cover.
• Communicate with your insurer – Contact your property insurance provider if unsure about responsibilities; they can clarify seasonal requirements.

Further reading:

Guide to Unoccupied Property

How to leave your unoccupied property: security tips

If you own property – whether as an owner-occupier, a landlord, or as an investment in commercial premises – it faces a range of risks and perils if it is left empty and unoccupied for longer than a month or so.

This is where unoccupied property insurance comes in.

Why do you need unoccupied property insurance?

Insurers and others involved in the property market recognise the additional risks to which any building is exposed once it has been left empty. Most standard home insurance and landlord insurance policies restrict cover if a property is left vacant for longer than around 30-45 consecutive days (the period varies among providers).

This is because:

• when there is no one on the premises – either at home or in a commercial building – an otherwise routine need for repair or maintenance may develop into a serious, costly incident if unnoticed;
• empty buildings attract more than their fair share of attention from thieves, vandals, squatters, and even arsonists.

Put simply, an unoccupied property faces a higher level of risk than one that is in regular use.

For more information, see our detailed Guide to unoccupied property.

Empty house insurance explained

Your empty property is exposed to greater risk – and this is also when your insurer may restrict or even remove your standard cover.

Typically, any regular property insurance policy makes specific provision for exclusions and restrictions on the extent of cover offered – or even treats the policy as having lapsed altogether – once the building has been empty for a period of between 30 and 45 consecutive days (as we mentioned above, the precise period may vary from one insurer to another).

In those circumstances, the adequate protection of the building and its contents needs to be restored through specialist unoccupied property insurance. For obvious reasons, this may also be called empty house insurance.

Whatever specific term you use, we offer an unoccupied property insurance online quotation service backed by a telephone service (01702 606301). 

What does unoccupied property insurance cover?

Like other forms of property insurance, unoccupied property cover can be tailored to suit your needs:

• Basic cover – suitable for commercial units or storage properties with little or no contents.
• Comprehensive cover – designed for residential homes with higher-value contents, including protection against theft, vandalism, and water damage.
• Liability cover – especially important for landlords, this protects you if someone is injured on your empty premises.

The level of cover you need will depend on but will not be limited to:

• the type of property;
• its normal use;
• the value of the building and contents.

If you’re unsure, your property insurance broker can help you arrange the most appropriate level of protection.

How long can you insure an empty property for?

Unoccupied property insurance can typically be flexible. You can arrange cover for:

• 3 months – if you know the property will be empty for a short time, e.g., during a house move, probate, or refurbishment.
• 6 months – useful for properties undergoing longer renovations or awaiting tenants.
• 12 months – the standard option if you are unsure when the property will be reoccupied.

Policies can often be extended if the property remains vacant longer than expected, offering peace of mind and adaptability.

Seasonal risks to consider

Each season brings its own risks for an empty property:

• Winter – burst pipes, storm damage, and longer nights increasing burglary risk.
• Spring – damage revealed after winter storms (loose roof tiles, blocked gutters).
• Summer – higher risk of burglary and fire hazards.
• Autumn – falling leaves blocking drains, heavy rain causing damp and water ingress.

Your responsibilities under unoccupied property insurance

Most insurers require you to take reasonable steps to protect your property, such as:

• arranging regular inspections (check your policy for how often you or a representative need to check the property) and keeping logs;
• keeping the property secure with good locks, alarms, and boarding if needed;
• draining down water systems or leaving heating on a low setting in winter (again, check what your policy requires of you);
• carrying out basic maintenance such as clearing gutters and repairing damage.

Failure to meet these conditions could invalidate your cover.

For more advice, see our article on what is classed as unoccupied or empty property.

Frequently asked questions about unoccupied property insurance

What is classed as an unoccupied property?

A property is generally considered unoccupied if it is left without residents for more than 30-45 consecutive days. Even if you leave furniture inside, insurers may still class it as unoccupied.

Do I need cover if the property is going through probate?

Yes. If a property is left empty following a bereavement, it is still exposed to the same risks of theft, vandalism, and weather damage. Specialist unoccupied property insurance during probate ensures it remains fully protected.

Can I get short-term unoccupied property cover?

Yes. At Cover4LetProperty we can arrange 3-month unoccupied property insurance or longer terms, depending on your needs. This is ideal for short absences, home moves, or refurbishments.

What happens if I don’t take out unoccupied property insurance?

If your property is left empty and you only have standard home or landlord insurance, your existing home insurance or landlord insurance policy may be restricted or invalidated after 30-45 consecutive days. This could leave you without cover for major risks such as theft, water damage, or fire.

Are landlords responsible for inspections?

Yes. If you are a landlord, you (or a representative) must comply with your insurer’s inspection requirements. Keeping records of inspections helps ensure your cover remains valid.

In summary

• Standard home or landlord insurance usually only provides restricted cover after 30-45 consecutive days of vacancy.
• Specialist unoccupied property insurance restores full protection, tailored to your needs.
• Cover is flexible, available for short- or long-term periods.
• You must meet certain policy conditions, such as inspections and maintenance.
• Each season brings its own risks, so regular reviews are essential.

If you own a property that will be empty for any length of time, arranging unoccupied property insurance ensures you are fully protected.

For more help or to get a tailored empty property insurance quote, please visit our unoccupied property insurance page or call 01702 606301.