Landlord Liability Insurance – What Every Landlord Should Know

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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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