Whether you’ve got two buy-to-lets in Manchester or a full portfolio stretching from Brighton to Glasgow, you know that scaling your rental business means scaling your responsibilities—and your risks.
Here’s the thing: insuring multiple properties isn’t just about buying more policies. It’s about strategy. One burst pipe in Leeds shouldn’t bankrupt you. One tenant dispute in Bristol shouldn’t derail your cash flow. And you definitely shouldn’t be paying six separate premiums when one smart portfolio policy could save you hundreds (or thousands!).
As a former landlord myself—and now a specialist insurance broker with over a decade helping UK property investors—I’ve seen how the right coverage turns stress into security. So let’s break down exactly how to compare landlord insurance for multiple properties like the savvy investor you are.
Why Standard Home Insurance Won’t Cut It for Landlords
Think your home insurance covers your rental? Think again. Most standard policies explicitly exclude properties let to tenants. If you make a claim and the insurer finds out it’s a rental, they can:
- Refuse to pay
- Cancel your policy
- Even demand repayment of past claims
Landlord insurance is built for the realities of renting: tenant damage, void periods, legal disputes, and income protection. Don’t gamble with the wrong policy.
What Makes Multi-Property Landlord Insurance Different?
Portfolio Policies vs. Individual Policies
- Individual policies: Separate premiums, renewal dates, and excesses for each property. Tedious and often more expensive.
- Portfolio (or block) policies: One policy covering all properties under a single schedule. One renewal date, one point of contact, and—crucially—volume discounts.
Key Coverages You Can’t Afford to Skip
A robust multi-property policy doesn’t just cover bricks and mortar. It protects your income and liability across your entire business.
Essential Coverages in a Multi-Property Landlord Policy
Buildings Insurance
Covers structural damage from fire, flood, storms, or subsidence. Required if you have a mortgage—and non-negotiable for asset protection.
Contents Insurance (for Furnished Lets)
For landlords providing furniture, appliances, or white goods. Student lets? This is essential.
Loss of Rent Protection
If your property becomes uninhabitable due to an insured event (e.g., fire), this covers lost rental income—often up to 24 months. Game-changer during void periods.
Liability Cover (Public & Employer’s)
- Public liability: Covers injury or damage to third parties (e.g., a tenant trips on a loose step).
- Employer’s liability: Legally required if you employ cleaners, gardeners, or handymen—even part-time.
Legal Expenses & Eviction Costs
Covers legal fees for evicting non-paying tenants, defending disputes, or recovering unpaid rent. Some policies include rent guarantee insurance too—worth asking about!
Top Factors That Affect Your Premiums
Number and Type of Properties
A 2-bed flat in Reading costs less to insure than a 6-bed HMO in Birmingham. Portfolio size matters—but so does property complexity.
Location & Postcode Risk
Flood zones (looking at you, Thames Valley), high-crime areas, or subsidence-prone regions (parts of London, Kent) increase premiums. Always disclose accurate postcodes.
Tenant Profile (Students, HMOs, etc.)
Student lets and HMOs are seen as higher risk due to occupancy turnover and potential damage. But specialist insurers offer tailored rates—don’t assume it’s unaffordable.
Claims History Across Your Portfolio
One property with frequent claims can raise rates for your entire portfolio. Track maintenance proactively to avoid preventable claims.
Benefits of a Portfolio Policy Over Separate Policies
- Cost savings: 10–25% discount for bundling
- Simplified admin: One renewal, one invoice
- Consistent coverage: No gaps between policies
- Better support: Dedicated account manager for your portfolio
If you own 3+ properties, a portfolio policy almost always wins.
Step-by-Step: How to Compare Landlord Insurance for Multiple Properties
Audit Your Entire Portfolio
List every property: address, type (flat/house/HMO), furnished status, current rent, and any unique risks (e.g., thatched roof, listed building).
Define Your Risk Tolerance
How much excess can you handle? Do you need rent guarantee? Are you okay with a 12-month loss-of-rent limit, or do you want 24? Be specific.
Use Specialist Brokers, Not Just Price Comparison Sites
Sites like Compare the Market show basic quotes—but miss niche insurers who specialise in portfolios, HMOs, or unoccupied properties. A broker accesses 30+ markets and negotiates on your behalf.
Top 5 UK Insurers for Multi-Property Landlords (2024)
- Let Alliance – Best for large portfolios & HMOs
- Towergate Landlords – Flexible, broker-backed, strong legal cover
- AXA Landlord Insurance – Reliable, good for standard buy-to-lets
- Simple Landlord Insurance – Digital-first, great for 2–5 property owners
- Property Casualty Underwriters (PCU) – Specialist in complex or high-risk portfolios
All offer portfolio policies with tailored options.
Real-Life Example: How Sarah Saved £1,200/Year on Her 6-Property Portfolio
Sarah owned 6 properties across Leeds and York—mix of flats and a 4-bed HMO. She was paying £3,800/year across 6 individual policies. After switching to a Let Alliance portfolio policy with a £500 excess and added rent guarantee, her premium dropped to £2,600/year—with better coverage and one renewal date.
Common Pitfalls to Avoid When Insuring Multiple Properties
- Underinsuring rebuild costs → use a RICS surveyor for accurate valuations
- Not declaring HMO status → invalidates claims
- Assuming all properties have the same risk → a coastal flat needs different cover than a city centre studio
- Ignoring unoccupied property rules → most policies limit cover after 30–60 days vacant
Transparency is your best friend.
HMOs, Student Lets & Holiday Rentals: Special Considerations
These aren’t “standard” rentals—and they need specialist policies:
- HMOs: Require higher liability limits and often fire safety compliance proof
- Student lets: May need “contents-only” if tenants bring their own furniture
- Holiday lets: Fall under commercial insurance—standard landlord policies exclude short-term rentals
Always disclose usage upfront.
Can You Insure Mixed-Use or Unoccupied Properties?
Yes—but with caveats:
- Mixed-use (e.g., shop + flat): Needs combined commercial/residential cover
- Unoccupied properties: Require specific “unoccupied property insurance” after 30–45 days. Standard policies exclude this.
Specialist brokers handle these seamlessly.
Tips to Reduce Premiums Without Sacrificating Coverage
Bundle with One Insurer
The more properties you insure with one provider, the better your discount.
Improve Property Security & Maintenance
Approved locks, smoke alarms, and regular gas safety checks = lower risk = lower premiums.
Choose a Higher Excess Strategically
Opting for a £500 excess instead of £100 can cut premiums by 15–20%. Just ensure you can afford it if a claim happens.
Red Flags in Policy Wording to Watch For
- “Excludes malicious damage by tenants” → common but dangerous gap
- “Loss of rent only if property is totally uninhabitable” → too restrictive
- “No cover for subsidence in first 12 months” → risky in high-risk areas
Always read the policy wording—not just the summary.
Final Thoughts: Insurance as a Strategic Asset, Not Just a Cost
Landlord insurance for multiple properties isn’t an expense—it’s risk management. It’s what lets you sleep soundly when a storm hits Cornwall or a tenant stops paying in Newcastle. In today’s volatile market, the right policy is as vital as your mortgage rate or rental yield.
So don’t just renew blindly. Audit, compare, and partner with experts who understand your portfolio. Your future self—and your tenants—will thank you.
Frequently Asked Questions (FAQs)
Q1: Is there a minimum number of properties needed for a portfolio policy?
A: Most insurers offer portfolio policies for 2+ properties, but the best discounts usually start at 3–5.
Q2: Can I include properties with different mortgage lenders in one policy?
A: Yes! Portfolio policies are independent of your financing. Just ensure each property meets the insurer’s criteria.
Q3: Does landlord insurance cover Airbnb or short-term lets?
A: No—standard landlord policies exclude short-term rentals. You need a specific “holiday let” or “short-term rental” policy.
Q4: How often should I review my multi-property insurance?
A: Annually—but also whenever you buy/sell a property, change tenant types, or renovate.
Q5: Are service charges or ground rent covered if a property is damaged?
A: Some policies include “alternative accommodation” or “leasehold obligations” cover—ask your broker to add it if needed.