How the right landlord insurance can help uphold your tenant’s rights

Understanding your responsibilities as a landlord is essential. Complying with legal requirements including tenant rights regarding issues like damp and mould, can become costly and as a landlord this is your responsibility. Landlord insurance is designed to protect you from certain expenses, such as repair costs needed after an insured event and legal fees, while supporting you in upholding tenant rights. Whether you manage a block of flats, a student let, an HMO (house of multiple occupation), or a residential or commercial property, we can help find the right landlord insurance cover for you.

What are your tenant’s rights, and how can insurance help?

Landlords must meet a variety of tenant rights, including addressing damp and mould, to fulfil their obligations properly. A key priority is ensuring safety standards, as well as taking responsibility for major property issues like roof repairs and water damage, which are often covered by landlord insurance if damage is caused by unexpected events, but not from wear and tear or lack of maintenance.

From 2025, the upcoming Renters’ Rights Bill is expected to introduce significant changes to the private rental sector, strengthening protections for tenants and increasing responsibilities for landlords. With these new requirements on the horizon, having comprehensive landlord insurance in place will be more important than ever to help safeguard your property and support you in meeting your obligations.

Below, we clarify common requirements and show how the right landlord insurance can help protect you and maintain your property without financial strain.

Safety requirements

Keeping tenants safe is paramount. Landlords are responsible for various safety checks, including gas, electrical, and fire safety. Failure to uphold these can lead to serious consequences, making it essential to know what your landlord insurance covers. For example, does landlord insurance cover fire damage? In most cases, it does, and understanding these inclusions can help landlords manage risk effectively.

As part of the new Renters’ Rights Bill, ‘Awaab’s Law’ will also come into effect. This legislation sets out clear legal timeframes for landlords to address safety hazards in their properties. With stricter expectations in place, having a comprehensive landlord insurance package can help you manage and respond to issues quickly if these have been caused by an insured event – providing financial support when urgent repairs or maintenance are needed.

Gas and boiler safety

Landlords are required to ensure that gas and heating systems are regularly maintained. When it comes to common questions like, “Does landlord insurance cover boiler repairs?” It’s crucial to review your policy. Many policies can include emergency cover which usually provides boiler breakdown, especially if heating is interrupted, but this depends on the specifics of your cover.

Landlords must:

• Ensure that gas equipment is safely installed and maintained by a Gas Safe registered engineer.
• Conduct an annual gas safety check on each appliance and flue by a registered engineer.
• Provide tenants with a copy of the gas safety check record before move-in or within 28 days of the check.

Electrical safety

From 2020, new regulations apply to private landlords’ electrical safety requirements. Landlords must:

• Ensure all electrical systems, such as sockets and light fittings, are safe.
• Verify that landlord-supplied appliances, like cookers, meet safety standards.
• Have property electrics inspected every five years by a qualified person and provide proof of this to tenants.

Fire safety

Landlords must follow fire safety regulations, with failure potentially resulting in criminal proceedings. Since 2022, landlords are required to:

• Provide a smoke alarm on each storey and a carbon monoxide alarm in any room with a solid fuel-burning appliance.
• Install a carbon monoxide alarm in any living accommodation with a fixed combustion appliance (excluding gas cookers).
• Repair or replace smoke and carbon monoxide alarms once informed of a fault.
• Ensure tenants have access to escape routes at all times.
• Verify that furnishings meet fire safety standards.
• Provide fire alarms and extinguishers for large HMOs.

Repair responsibilities

Most landlords are prepared for property repairs, but it’s essential to know which repairs are your responsibility and which are the tenant’s. A comprehensive landlord insurance policy – specifically including buildings insurance and contents insurance – can help protect against unexpected repair-related financial strain as a result of an insured event.

For example, issues like damp and mould can become problematic, especially if they’re not addressed quickly. As part of tenant rights, landlords should resolve damp and mould issues to avoid health risks.

Water damage can be a significant concern too, especially in areas prone to leaks or flooding. A question landlords often ask is, “Does landlord insurance cover water damage?” Generally, comprehensive policies can cover unexpected water damage, protecting landlords from major repair expenses due to leaks or burst pipes.

With increasingly windy weather across the UK—even including mini tornados in some areas last year—roof damage has become a more common and costly issue for landlords. Landlords are generally responsible for essential repairs, including roofs, making landlord insurance that covers roof repairs essential. Typically, landlord insurance can cover roof repairs when damage is due to unforeseen events, such as storms or accidental damage.

The new Renters’ Rights Bill will also introduce a ‘Decent Housing Standard’- applying to both private and social housing. Under this, landlords will be expected to resolve issues like damp and mould within specific timeframes. Having the right insurance cover in place will help you act quickly when problems arise, supporting your compliance with the new standards.

The bill will also prevent landlords from unreasonably refusing tenants the right to keep a pet. With this, the potential for more wear and tear in your property/properties increases so now is the ideal time to review your landlord insurance and make sure you’re covered for the increased risks.

Generally, landlords are responsible for repairs to:

• The property’s structure and exterior.
• Basins, sinks, baths, and sanitary fittings, including pipes and drains.
• Heating and hot water systems.
• Gas appliances, pipes, flues, and ventilation.
• Electrical wiring.
• Any damage caused by attempted repairs.

For shared areas, such as staircases in flats, landlords are also responsible for repairs and should inform tenants of the expected timelines.

Tenants, on the other hand, should:

• Only carry out repairs if permitted in the tenancy agreement.
• Avoid handling repairs that are the landlord’s responsibility.
• Cover repair costs if they cause damage to another tenant’s property (e.g., from an overflowing bath).
• Pay for damage caused by family or guests.
• Inform landlords of any necessary repairs or health hazards, such as mould.
• Continue paying rent while awaiting repairs.

Renters’ Rights Bill and tenants legal rights

As well as changes to how landlords have to deal with health and safety hazards in their rented property as outlined above, the new bill also has plenty of protections in place to protect tenants from unfair evictions and rent hikes.

Having commercial legal protection as part of your insurance package could prove vital. If you’re faced with disputes or legal action under the new rules, this cover ensures you have access to expert advice and financial support through what could otherwise be costly proceedings.

Here are some of the key legal changes landlords need to be aware of:

Abolishing section 21 evictions

Under the new legislation, ‘no-fault’ evictions – also known as Section 21 evictions – will be abolished. This means landlords can no longer evict tenants without a valid reason. Acceptable grounds for eviction will include issues such as antisocial behaviour or persistent rent arrears.

In cases of rent arrears, the threshold for eviction will be raised from two months to three months’ arrears. Landlords will also need to provide four weeks’ notice, offering tenants more time to address missed payments. While this change supports tenant stability, it could increase the financial impact for landlords when rent goes unpaid.

If a landlord needs to regain possession of the property – for instance, to sell – it will still be possible. However, in these cases, landlords must provide a minimum of four months’ notice, and evictions cannot take place within the first 12 months of a new tenancy.

Periodic tenancies

The bill also removes fixed-term assured tenancies, replacing them with periodic tenancies from the outset.

This gives tenants greater flexibility, allowing them to end the tenancy at any time with two months’ notice. The change is designed to prevent tenants from being locked into paying for properties that are no longer suitable or don’t meet decent living standards. For landlords, this new structure offers more adaptability, but also increases the importance of maintaining good tenant relations and a well-managed property.

Rent increases

Under the Renters’ Rights Bill, rent can only be increased once per year and must reflect the current market rate. Landlords will be required to give tenants at least two months’ notice ahead of any increase. If a tenant believes the rise is above market value, they will have the right to challenge it through a tribunal.

Rental discrimination

The bill also takes aim at discriminatory practices in the rental market. It will prohibit landlords from refusing tenants on benefits or families with children – putting an end to policies such as ‘No DSS’ advertisements.

While landlords can still carry out reference checks to ensure a prospective tenant can sustain the tenancy, any form of direct or indirect discrimination will be prohibited. This change is intended to create a fairer, more inclusive rental landscape.

How landlord insurance can help

Landlord insurance can help manage a range of challenges, from boiler repairs to roof damage, water issues, and fire damage. By covering costs related to unforeseen repairs and safety obligations, insurance supports landlords in maintaining their properties and upholding tenant rights effectively.

Ensure you’re fulfilling all your obligations as a responsible landlord, upholding tenant rights, and running your business with financial confidence. Contact our business insurance experts today who can advise you on the cover you need and find the perfect landlord insurance package for you and your property portfolio.

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