Buildings vs Contents vs Combined Landlord Insurance

One of the most common questions we hear from landlords is whether they need buildings insurance, contents insurance, or a combined policy. The right choice depends on what you own, how you let, and the risks you want to protect against. Making the wrong choice can mean paying for cover you don’t need or, worse, discovering a gap when you come to claim.

This article sets out the key differences, explains where landlords often make mistakes, and shows how to align your insurance with your property portfolio.

Buildings insurance – protecting the structure

Buildings insurance protects the structure of the property — walls, roof, floors, windows, and permanent fixtures such as fitted kitchens and bathrooms. Cover typically includes fire, flood, storm, escape of water, subsidence, and malicious damage (depending on the wording).

Even if you have no mortgage, most landlords choose buildings cover, because reinstating a property after a major incident would be financially devastating without it. Lenders usually insist on it as a condition of finance.

The key figure is the rebuild cost. Underinsuring can trigger the average clause, reducing payouts proportionally. Always check that the rebuild value, not the market value, is insured.

Contents insurance – for furnished lets

If you let furnished, you will need contents insurance. This covers landlord-owned items such as furniture, appliances, and soft furnishings against insured perils. For example, if a fire damages a sofa or fridge that belongs to you, contents cover would respond.

Tenants’ personal belongings are not covered under a landlord policy. They must take out their own contents insurance. As a landlord, your responsibility is limited to items you supply.

Contents cover is usually unnecessary if you let unfurnished, but landlords sometimes add a small contents limit (for example £5,000) to cover white goods, curtains, and carpets.

Combined landlord insurance – one policy, two covers

A combined policy brings buildings and contents cover together under one contract. This is the most common route for furnished rental properties. It ensures that both the fabric of the building and the landlord’s possessions inside are protected, often with the convenience of one premium, one renewal date, and one claims process.

Combined cover can also reduce the risk of disputes between insurers when both the structure and the contents are damaged in the same event. For example, a kitchen fire could damage walls (buildings) and white goods (contents). With a combined policy, there is no question over which insurer pays.

Common pitfalls when choosing cover

• Assuming home insurance is enough – a standard homeowner’s policy will not pay out if the property is rented to tenants.
• Underinsuring buildings – relying on market value instead of rebuild cost risks reduced payouts.
• Forgetting about partial furnishing – if you supply white goods or flooring, you may need some contents cover even in an ‘unfurnished’ let.
• Duplicating cover – some landlords buy separate buildings and contents policies from different insurers, which can complicate claims.

Which option is right for you?

• Unfurnished let – buildings only, with a small contents limit if you supply white goods or flooring.
• Part-furnished or fully furnished – combined buildings and contents policy to protect both the structure and your items inside.
• Leasehold flats – the freeholder often arranges buildings cover. You may only need landlord contents (plus liability), unless your lease requires you to contribute to buildings insurance separately.

Final thoughts

The right policy depends on how you let and what you provide. Start with the basics: buildings cover for the structure, contents for what you own inside. Then decide whether a combined policy offers the best value and convenience for your circumstances. Most importantly, make sure the sums insured are accurate and that your policy wording matches your actual risk.

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.

Publication date: Tuesday 9 September 2025