Landlord Liability Insurance – What Every Landlord Should Know

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Property118

Landlord Liability Insurance – What Every Landlord Should Know

When landlords think of insurance, they often focus on buildings and contents. Yet liability insurance can be even more important. If a tenant, visitor, or tradesperson is injured on your property and alleges negligence, the costs of defence and compensation can be devastating. Liability claims can run into hundreds of thousands of pounds. This article explains what landlord liability insurance covers, common claim scenarios, and the pitfalls that catch landlords out.

What Is Landlord Liability Insurance?

Liability cover – often called property owners’ liability – protects landlords against legal costs and compensation if someone suffers injury or property damage linked to their rental property. It usually comes bundled with landlord buildings insurance but can also be arranged as a standalone product.

Typical Limits of Indemnity

Most landlord policies offer cover of £2m or £5m. For HMOs and higher-risk lets, £5m is generally recommended. Large portfolios and commercial landlords sometimes opt for £10m or higher, depending on lender requirements.

Common Liability Claim Scenarios

• Slips, trips and falls – e.g. a tenant slips on a poorly lit communal staircase or uneven paving.
• Falling objects – roof tiles, guttering, or loose fixtures falling and injuring someone.
• Escape of water – leaks from your flat damaging the neighbour’s property.
• Fire safety breaches – inadequate alarms or fire doors leading to injury claims.
• Contractor incidents – if you employ staff directly and do not have employers’ liability, you could face uninsured claims.

What’s Usually Excluded?

• Asbestos – claims linked to asbestos exposure are often excluded unless specifically endorsed.
• Deliberate acts – intentional harm or negligence won’t be covered.
• Unlicensed HMOs – if a licence is required but missing, insurers may decline related claims.
• Employers’ liability – this is separate and required if you employ cleaners, caretakers, or maintenance staff directly.

How to Protect Yourself

Insurers expect landlords to take reasonable steps to manage risks. Good documentation not only keeps tenants safe but also supports your defence if a claim arises.

• Keep inspection logs for communal areas, lighting, and paving.
• Maintain fire safety records – alarms, extinguishers, doors, and evacuation routes where required.
• Respond quickly to repair requests and keep records of correspondence.
• Ensure certificates (gas, electrical, EPCs) are up to date.
• Check your sum insured and indemnity limits meet lender or licensing requirements.

Case Example

A tenant in a converted HMO tripped on a loose stair carpet and fell, sustaining a serious back injury. The landlord’s insurer settled the claim for over £80,000, including compensation and legal costs. Because the landlord kept inspection logs showing regular checks, the claim was processed smoothly. Without evidence of inspections, the landlord could have faced allegations of neglect and potential refusal by the insurer.

Final Thoughts

Liability insurance is not a “nice to have” – it is essential protection. Landlords face real risks of injury or damage claims, and the costs can be life-changing. Ensuring adequate limits, maintaining safety compliance, and keeping inspection records will not only keep tenants safe but also safeguard your financial position if the worst happens.

Request your quote or call-back

The most efficient way to get a personal quote with the best price and cover possible is to call the team on 01832 770965 so we can focus on your enquiry when you are ready and sitting down with your portfolio details to hand.

Alternatively, you can use the form below to request one of our team to give you a call back.

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Publication date: Tuesday 13 January 2026

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Damp and mould is harming tenants’ mental health – claim

admin    Uncategorized     agents

Property118

Damp and mould is harming tenants’ mental health – claim

An organisation claims private renters and social housing tenants are suffering anxiety as damp and mould problems in their homes go unresolved.

Research by the Centre for Ageing Better says landlords play a vital role in tackling damp and mould issues, but claims many tenants’ mental well-being is being negatively affected when problems go unresolved.

The organisation says damp and mould can be caused by a range of factors, including inadequate heating, poor insulation and building quality, slow repairs, and a lack of ventilation.

Renters experiencing anxiety and depression due to damp and mould

According to the survey, of only 3,982 people nationwide conducted by Censuswide and commissioned by Health Equals, almost three in ten (29%) respondents living in private rented accommodation or social housing who had previously experienced problems with condensation, damp, or mould said their landlord had not resolved the issue.

However, a third (33%) reported that their landlord had successfully addressed the problem.

More than 40% of survey respondents living in privately rented or social housing with a household member who has experienced stress, anxiety or depression due to cold, condensation, damp or mould in the home, reported that the issue was not resolved by their landlord.

Millie Brown, deputy director for Homes at the Centre for Ageing Better, said: “No one should have to live in a cold, damp or mouldy home that damages their health and potentially poses a threat to their life.

“But the reality is that many people most at risk, especially those with health conditions and older people, are disproportionately living in poor quality homes that are making them more ill.”

As previously reported by Property118, in the latest English Housing Survey, the majority of private renters (77%) agreed they felt safe and secure in their home, and 65% of renters said their landlord responded promptly to maintenance issues.

Decent Homes Standard implementation date should be brought forward

The research also reveals 57% of people who own their home outright are concerned about energy bills, increasing to 74% among social tenants and 76% among private tenants.

One in four people from low-income households (25%) cannot comfortably heat their living rooms in cold weather, compared to around one in 20 (6%) among high-income homes.

More than one in five people (21%) from low-income households live in homes with condensation, damp or mould compared to around one in eight people (12%) in high-income households.

The organisation is calling for the Decent Homes Standard implementation date of 2035 to be brought forward claiming “renters shouldn’t have to live in homes that could damage their health for another decade.”

The group is also calling for the government to introduce a Warm Homes Plan to tackle “the poorest quality housing stock and those who need support the most.”

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Time to challenge Leeds selective licensing rules through a Judicial Review?

admin    Uncategorized     agents

Property118

Time to challenge Leeds selective licensing rules through a Judicial Review?

We are the Leeds Landlord Lobby Group, currently organising a Judicial Review into recent regulatory decisions affecting the private rented sector in Leeds concerning selective licensing, which we believe are unlawful, disproportionate, and damaging.

This issue does not affect landlords alone. It directly impacts estate agents, increasing compliance burdens, operational and legal risk, and exposure to significant financial penalties, including for technical or administrative errors. These risks are already influencing landlord behaviour, reducing supply, and increasing pressure on agents and tenants alike.

To challenge this, we have launched a GoFundMe campaign to fund the legal costs of the Judicial Review. You can see by clicking here. 

Further background and context can be found here:

Leeds Landlord Lobby Group:
https://leedslandlordlobbygroup.org/

Landlords Judicial Review:
https://landlordsjudicialreview.org/

This challenge is not about avoiding regulation. It is about securing fair, lawful, and workable regulation that protects tenants without unfairly penalising those operating responsibly within the sector.

Any support would be appreciated.

Thanks,

Martin

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