Buy, Insure, Let, Maintain, and Protect Your Holiday HomE

What is the definition of a holiday home for insurance? 

Holiday homes are properties that aren’t your main residence but are used for personal breaks, rented to guests, or both.  

What insurance do I need for a holiday home? 

Because holiday homes may be unoccupied for periods, or occupied by paying guests, standard home insurance often won’t provide the right protection, especially if the property is let out or left unoccupied for more than 30 days. 

A holiday home insurance policy can include buildings and/or contents cover, tailored to how the property is used, with price and terms influenced by factors such as unoccupancy, guest stays, the home’s location, rebuild value, security and condition.  

Whilst not a legal requirement, this cover provides peace of mind for second homes, occasional-use properties and holiday lets, including those listed on platforms like Airbnb. 

Owning a holiday home 

How to maintain your holiday home 

It’s important to keep your holiday home in tip-top condition. Not only is it an important asset but if your guests leave feeling happy then they are more likely to leave good reviews of your property! So, the house needs to be clean, fresh, in good working order and as advertised. That’s not always easy to do if you live hundreds of miles away from your holiday home, so here are some suggestions to keep things neat. 

Really, maintenance falls into three main categories: 

• Weekly – General housekeeping. 
• Seasonal – Deep clean – it’s not just for spring. 
• Ad-hoc – Repair, replace, refurbish. 

Weekly tasks 

Unless you live locally, you will likely need to hire a cleaning service. Cleaning is usually done between check‑out and the next check‑in. In busy periods this is often on the same day, so you need to set clear rules for your guests concerning what time they leave and when they arrive to give your cleaners enough time. 

It’s important you list every item in the property in an inventory. This is so you can check the list after each guest checks out and bill for any damage if needed (hopefully not!). Simply having an inventory in place can send a message to your guests and encourage them to respect your holiday home. 

Whilst it is nice for your guests to arrive to food already in the kitchen, half used boxes, cans and bags of food can look unhygienic. So make sure that all opened packets are thrown away and the fridge and bins are empty. You may want to offer midweek cleaning to your guests.

Seasonal tasks 

If your property is going to be empty for more than a few weeks, over winter for instance, then it’s a great opportunity to deep clean the house. This includes shampooing the carpet, washing the curtains, turning the beds and clearing the garden. If you have outdoor furniture, then clean it and store it safely away. 

Make sure you turn off all electrical items. One exception would be if you want to keep the boiler on; this can prevent water damage from frozen pipes in winter as well as keeping damp at bay. It’s not just electrical goods you need to look after. If you let the property, you must arrange an annual gas safety check by a Gas Safe registered engineer. 

Finally, from a safety perspective make sure you change the key‑safe combination annually, ensure smoke and carbon monoxide alarms work, and make sure your home insurance is up to date with the property’s use clearly declared. 

Ad hoc tasks 

It pays to solve a problem immediately rather than let it get worse and potentially cost you more in the future. Some things are quite easy to fix, like replacing lightbulbs, but for larger items like a broken window or a faulty boiler it is a good idea to have a list of local tradespeople who you can rely on. Bear in mind that you should check the terms of your holiday home buildings insurance before making any structural changes to the property. 

For more information, visit our page on Maintaining Your Holiday Home. 

Managing waste at your holiday home 

If your holiday home is just for your own personal use and is not available for booking for more than 140 days a year, you need to pay Council Tax and will subsequently have access to the usual domestic refuse collection services. Because every area is different, you should check the rules with your local authority. 

Recycling rules might be different to those employed in the area where your primary residence is located, so remember to adjust accordingly.  

Owners of furnished holiday lets that are available for booking for more than 140 days per year need to register them with their local council as they count as self-catering properties on which business rates (rather than Council Tax) are payable. 

Paying Business Rates can sometimes work out cheaper than Council Tax, but you need to be aware that refuse collection is not usually included in Business Rates and may be charged separately. You can arrange to have rubbish collected by the council, or by a private contractor.  

Local authorities may also charge for rubbish disposal. 

In England, businesses that have a rateable value of under £15,000 are eligible for Small Business Rate Relief, and if you get this, you are usually exempt from waste disposal charges, but check this with your local council. 

For more information, visit our page on Refuse Collection.

How to turn your holiday home into a holiday let 

Turning your holiday home into a holiday let changes the type of cover you need. Holiday home insurance suits second homes you mainly use yourself (with occasional guest stays), whereas holiday let insurance is designed for properties rented to paying guests as short‑term rentals. Standard home insurance typically won’t cover holiday lets, so you must tell your insurer if you start letting so the policy can reflect the additional risks. 

Holiday let insurance can include protections specific to guest stays, such as public liability if a guest is injured, becomes ill or dies (e.g. by fatal injury), and cover for loss of rental income following an insured event. Without the right cover, you could face significant costs. 

How do you set up a holiday rental? 

Start by deciding who you want to attract (e.g. couples, families) based on your location and nearby amenities. Furnish the property with durable, easy‑to‑clean pieces, investing in quality beds and linens. Add family‑friendly extras such as a highchair, cot, and stair gates where relevant. Communicate with guests promptly from enquiry to checkout and provide a clear welcome guide that sets house rules, shares local recommendations and lists emergency contacts. 

For more information, visit our blog on Top Tips For Starting a Holiday Rental. 

How do you start an Airbnb?  

Renting out your property, even just for one night, brings several risks that your standard home insurance policy might not cover.  

Your standard home insurance policy may not cover: 

• Theft – You can never be sure – guests may not just damage your property. There is also the risk of things going missing. 
• Property damage – Whether intentional or accidental, there is always a risk of guests causing damage to your home or belongings. 
• Liability issues – If a guest gets injured whilst staying in your property, you could actually be held liable for this and be caught up in a web of legal issues. 
• Loss of rental income – If for whatever reason your property becomes uninhabitable, e.g. due to damage, you could lose potential rental income, on top of having to pay for the issues to be resolved. 

Appropriate cover typically includes: 

• Coverage for guest-related damage – The policy will cover both accidental and malicious damage caused by guests. 
• Theft protection – The policy will cover theft, even without forced entry, understanding that guests of the property will likely have keys. 
• Liability cover – The policy includes public liability cover to protect you if a guest were to injure themselves on your property. 
• Loss of rental income – Some policies offer cover for loss of rental income in the unlikely event of your property becoming uninhabitable. 

Any other tips? 

Of course, having the right insurance is the most important way to protect yourself and your property. 

However, here are a few tips from our team to make your hosting experience a success: 

• Screen your guests – Although you can never be sure, use Airbnb’s verification tools to screen potential guests to minimise risk. 
• Clear house rules – Be sure to establish the rules for your property from the outset and communicate them clearly to all guests to prevent misunderstandings. 
• Secure valuables – Remove all valuable and personal items from the property. If this isn’t possible, find a way to secure them to prevent theft and damage. 
• Regular maintenance – Your property should always be well-maintained to minimise the risk of accidents, injuries, and any other issues.  

For more information, see our Tips for Turning Your Property into an Airbnb.

Holiday let changeover day actions 

Make your holiday let changeovers smooth and consistent with a simple checklist. Core cleaning tasks include emptying bins, washing all linens and towels, clearing and wiping the fridge and appliances, disinfecting kitchens and bathrooms, dusting (including skirtings and blinds), vacuuming under furniture, remaking beds with fresh linen, and tidying outdoor areas such as lawns and porches.  

After cleaning, run through key checks:  

• Test smoke alarms. 
• Confirm fire blanket and extinguishers are in place. 
• Replace any blown bulbs. 
• Review the inventory for missing or damaged items and note any charges for the previous guests. 
• Ensure the guest book, property manual and local guides are present and up to date. 
• Verify keys and access codes work and are ready for handover. 
• Provide clear emergency contacts.  

Visit our Holiday Let Changeover Cleaning Checklist for more details. 

Protecting your holiday home 

How to protect your holiday let during occupancy 

Keep your holiday let safe during busy periods by vetting guests (e.g. checking ID/age and purpose of stay) and issuing clear house rules covering utilities, noise, check‑in and check-out, and responsibilities for damage.  

Maintain a detailed, photo‑backed inventory and use it at each changeover, alongside thorough maintenance checks on alarms, utilities, drains, windows/doors and tiles, plus a deep clean between stays. 

Include safety guidance and emergency contacts in the welcome pack. Finally, remove personal valuables or lock them in a safe to minimise loss or damage, and set expectations for respectful use of the property and contents. 

How to protect your holiday home when unoccupied 

When your holiday home is empty, keep it in good condition with simple, regular routines: 

• Keep the exterior cared for (e.g. clear waste, cut grass, collect post) so it looks lived‑in. 
• Upgrade and lock all doors and windows. 
• Keep alarms and motion‑activated lighting switched on.  
• Turn off the water at the internal stopcock (and external if applicable) to reduce the escape of water risk. 
• In winter, leave heating on low or use frost‑protection settings to prevent frozen pipes.  
• Remove valuables. 
• Carry out regular inspections or nominate someone to do this for you. 

Arrange appropriate unoccupied property insurance and check any cover conditions or limitations. 

More tips available: How to Protect a Vacant Property 

Types of holiday home 

The UK offers a wide range of holiday homes to suit different groups and budgets:  

• Cosy rural cottages 
• Alpine‑style chalets 
• Eco‑friendly log cabins 
• Grand country houses 
• Large mansions 
• Historic lodges 
• Gatehouses 
• Holiday apartments 

Holiday homes or rentals can provide more space, privacy, and facilities than hotels (and can be better value for families and pet owners), but it’s worth checking local amenities and access when choosing where to buy.  

If you’re in the market to buy, location can matter as much as property type, and you’ll need a plan for managing the home when you’re away. 

Where is the best place to buy a holiday home? 

Choosing where to buy a UK holiday home starts with your goals: personal lifestyle preferences (e.g. access to favourite activities or landscapes), generating rental income, or long‑term capital growth. Align your budget with likely demand in your focus areas, as prime hotspots will likely mean higher costs. Popular destinations range from coastal and countryside escapes to culture‑rich cities like London, Edinburgh, or Bath. 

When shortlisting locations, think about the practicalities: how far it is from your main home, how reliably it’s reached by road/rail/air, and the proximity of shops, pubs, restaurants and attractions.  

For more guidance on where to buy, read our page on Best Locations For Your Holiday Home.  

In-demand locations for UK staycations 

If you plan on letting out your property, consider Top UK Staycation Locations. UK staycations remain strong across coast, countryside, and city.  

Coastal favourites include Cornwall, Pembrokeshire, Brighton, Northumberland, Devon, and Blackpool. Countryside escapes such as the Lake District, the Isle of Skye, the Yorkshire Dales, and the Cotswolds continue to draw walkers and nature lovers. City breaks in places like London, Manchester, and Norwich tend to be popular for culture and events. 

Keep yourself and your rental property safe on your summer staycation: How to Protect Your Holiday Rental

Is it worth buying a holiday home? 

Buying a second home as a holiday home can offer both lifestyle benefits and potential financial returns. Many people use a second property as a personal getaway and, when not in use, as a holiday let to help cover running costs, but earnings from holiday lets are highly seasonal and depend on location and quality, so occupancy can fluctuate. 

Set-up and ongoing costs are typically higher for a holiday home than for a main residence. You’ll usually need a larger deposit, and lenders will ask how you intend to use the property, as letting usually requires a specialist mortgage. Additional taxes can apply, including higher Stamp Duty rates for additional properties, Capital Gains Tax when you sell, Council Tax (with possible second‑home or empty‑home premiums), Income Tax on rental income via Self Assessment, and Inheritance Tax considerations.  

For more information, see our page on Benefits and Costs of Buying A Second Home.