Home Insurance with a Lodger
- Protects your belongings even when you have lodgers.
- Cover with short-term or long-term lodgers.
- Underwritten by AXA Insurance.
- Average quote time is only 10 minutes.
More information
Home insurance for live-in landlords
Letting your spare room makes good financial sense but it’s essential to be fully aware of the terms of your home insurance, as taking on a lodger could invalidate your cover and leave you significantly out of pocket should the worst happen. Live-in landlords must tell their home insurance provider that they are letting rooms in their property as there may be increased risks that could affect your premium.
You should also think about the impact that new lodgers can have on your cover. For instance, what is their credit history? Do they have a guarantor? Do they have any unspent criminal convictions? It’s useful to have this information to hand when adjusting your cover, as failure to contact your insurer could invalidate your policy and leave you with a hefty bill in the event of a claim.
When taking out home insurance with lodgers as a live-in landlord, you should double check the policy terms and exclusions. Generally, each party is responsible for their personal belongings, so lodgers should seek their own contents insurance. Landlords are responsible for the building as well as their own contents.
What’s the difference between a lodger and a tenant?
Although both lodgers and tenants rent rather than own, the difference is that a lodger lives with their landlord but a tenant doesn’t.
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What’s covered by landlords home insurance?
Landlords insurance provides financial protection if you need to repair the property you let or replace your belongings after they’ve been stolen, damaged or destroyed.
It comes in two parts: buildings insurance (cover against damage to the property itself) and contents insurance (for damaged or stolen items within the home). These can be combined or bought separately, so the first step is deciding which option is better for you.
What we offer
Emergency help when you need it most
If you have a home emergency — such as a power outage, uncontrollable leak or a broken lock — our 24/7 Home Emergency cover is included as standard.
- We aim to get an engineer to you within four hours
- For serious water leaks, we’ll try to have a plumber with you in two hours
Response times may vary during extreme weather. Policy terms and claim limits apply.
Repair guarantee
We guarantee any buildings work we arrange after a claim for two years. Contents repairs are guaranteed for one year.
New for old
Where we replace a damaged or stolen item, we’ll do our best to match the original — on a ‘new for old’ basis. If that’s not possible, we’ll offer a suitable alternative or a full cash settlement.
Legal support when you need it
Family Legal Protection is included as standard. You’ll have access to expert telephone legal advice on personal matters under the laws of the UK and most of Europe.
What isn’t covered?
There are some things we can’t cover, including:
Gradual damage, wear and tear, or issues you knew about but didn’t fix
Faulty design, construction, or workmanship.
Damage caused by poor maintenance or neglect
Malicious damage or theft by tenants, unless you meet our policy conditions (see below)
Mechanical or electrical breakdown
Keeping your home and belongings in good condition is essential. If damage happens because of neglect or poor maintenance, your claim may be declined, and your policy could be cancelled.
Deliberate or illegal acts by tenants
If damage is caused deliberately or illegally by tenants (e.g. theft or malicious damage), we’ll cover up to £5,000 per claim — but only if the following conditions are met:
Tenancy Agreement
- A valid Tenancy Agreement must be in place for all tenants.
Regular inspections
- The property (inside and out) must be inspected at least once every 3 months, or as often as allowed in the agreement.
- A written inspection log must be kept for 24 months and reviewed every 6 months.
Tenant checks before letting
- At least one rent payment must be received from the tenant’s verified bank account.
- A copy of formal photo ID (passport or driving licence) must be kept for each tenant.
- Credit references must be obtained from a licensed agency (with permission to share if you claim).
No subletting
- Subletting is not allowed. If discovered, you must act to remove sub-tenants as soon as possible.
Not covered:
- Damage from lets under 90 days unless the let is licensed and meets legal standards
- Damage if the property is unoccupied
- Any amount you could legally recover from tenants, whether collected or not
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Landlord Insurance Cover Levels
Our landlord insurance is designed to protect your property against insured events such as fire, storm, flood, escape of water, theft, malicious damage, subsidence, landslip or heave.
Buildings cover
Protects the main structure of your home, including attached garages and conservatories, and permanent outdoor features such as patios, driveways and boundary walls.
up to £1 million
(more cover available if you need it)
Contents cover
Protects landlord contents (e.g. white goods, furnishings, window coverings) on a new for old basis. £7,500 of landlord contents cover is included as standard with buildings insurance.
up to £30,000
(more cover available if you need it)
Loss of Rent
If your tenants can’t live in the property due to an insured event, we’ll cover the rent you would have received.
up to £30,000
Landlord Home emergency
Covers sudden emergencies like water leaks or heating breakdowns. We’ll aim to get help to you within hours.
up to £500
Trace and access
Covers the cost of locating a water or oil leak and reinstating any disturbed flooring or walls.
up to £10,000
Outbuildings cover
Covers detached garages, sheds and similar structures within your boundary or legal responsibility.
from £20,000
Liability cover
Covers legal liability for injury or damage to others or their property.
up to £5 million
Family Legal Protection
Included as standard if you don’t select the landlord-specific upgrade.
up to £25,000
Landlord Legal Protection with Rent Guarantee
24/7 legal helpline and up to £50,000 for disputes, rent recovery, repossession and rent guarantees (subject to conditions).
Optional
Accidental damage
Optional cover for unexpected mishaps around the home — such as breakages, spillages or damage caused by you, your guests or wild animals. Two levels of cover are available.
Optional
New Customer?
If you’re deciding on whether to buy home insurance with us, you can use our latest policy booklets as a guide.
Existing Customer?
Find answers to some of your questions here. Your latest policy documents are also available to view and download.
Your Questions Answered
No. Depending on whether you own or rent your home, just take out straightforward homeowner insurance or tenant insurance but let your provider know that you have a lodger living with you.
As the landlord you are responsible for the building insurance and your own contents insurance. This does not extend to your lodger’s belongings, so they should seek their own contents cover.
If you get a lodger this may affect your policy as the level of risk increases, so there may be an increase in premium payable and the terms and conditions may change. Please note that we will be unable to offer accidental damage cover if you share your property with lodgers.
Find out more about our cover for cover for live-in landlords with lodgers.
Yes, Homeprotect can cover your home and belongings if you have lodgers, however accidental damage cover may be restricted. Find out more about home insurance for live-in landlords with lodgers.
You must inform your insurance provider of changes to your home such as letting a room to lodgers, making structural renovations, installing a burglar alarm or door locks, leaving the house empty for more than 30 consecutive days.
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