Property insurance
Property Portfolio Insurance
one policy for several let properties, with each one insured for its own rebuild figure, rent and tenants
One policy for several let properties, each rated on its own merits. Keeping the schedule in step with the properties you own matters as much as the cover itself.
- Several properties, one schedule
- Buildings, rent and liability
- Houses, flats, HMOs and mixed use
- FCA authorised and regulated
Quick answerProperty portfolio insurance puts several let properties on one policy, with one schedule and one renewal date, instead of a separate policy for each address. Each property keeps its own rebuild figure, loss of rent and property owners’ liability, and houses, flats, HMOs and mixed-use buildings can sit together. Tell MyMoneyComparison.com about the properties once, and specialist UK brokers can come back with quotes.
This page is about several let properties on one policy. A single let home is on our buy-to-let landlord insurance page, and a mainly commercial holding on commercial property portfolio insurance.
At a glance
Portfolio Cover, in Brief
Six things that decide how property portfolio insurance behaves, before any of the detail.
- One schedule
- Several properties, one policy and one renewal date
- Each property rated
- Its own rebuild figure, tenants and location
- Loss of rent
- Rent lost after an insured event, property by property
- Property owners’ liability
- Claims from tenants, visitors and the public
- A mixed holding
- Houses, flats, HMOs and mixed-use buildings
- Adding and removing
- Properties changed during the year
The basics
What Is Property Portfolio Insurance?
One policy that covers several let properties on a single schedule, instead of a separate policy for each address. Each property is still rated and insured in its own right.
Buildings
Each property for its own rebuild figure.
Loss of rent
Rent lost while a property cannot be let after an insured event.
Property owners’ liability
Injury or damage to others caused by a property.
Landlord contents
Furnishings and appliances you supply, where included.
Legal expenses
Tenant disputes and rent recovery, as an optional extra.
Employers’ liability
Where you employ cleaners, caretakers or managers.
How it works
How Does Property Portfolio Insurance Work?
You list each property with its details, the insurer rates them one by one, and they sit together on one schedule with one premium and one renewal date.
You list the properties
Address, type, construction and tenants for each one.
You set the sums insured
A rebuild figure and rent for each property. The method is in our guide to calculating a rebuild value.
The insurer rates each property
Then combines them on one schedule, with the terms for each shown.
You keep the schedule current
Add, remove or update properties during the year as the portfolio changes.
What it covers
What Does Property Portfolio Insurance Cover?
The same sections as a landlord policy, such as buildings, rent and liability, applied to each property on the schedule, with extras on many policies.
| Section | Where it sits | What to know |
|---|---|---|
| Buildings | Core | For each property’s rebuild figure |
| Loss of rent | Core or optional | Check the indemnity period |
| Property owners’ liability | Core | One limit across the schedule, or per property |
| Landlord contents | Optional | For furnished lets |
| Legal expenses and rent guarantee | Optional | Can depend on tenant referencing |
| Unoccupied property | With conditions | Check the permitted empty period |
| Accidental damage | Optional | Including damage by tenants on some policies |
Check each line on the schedule. One policy does not mean identical terms. Excesses, conditions and extras can differ from property to property.
Exclusions
What Property Portfolio Insurance Does Not Include
Cover can exclude properties or tenant types not on the schedule, wear and tear, long empty periods and changes the insurer was not told about.
Properties not added
A new purchase not yet on the schedule.
Undeclared tenant types
Students, HMOs or holiday lets the insurer was not told about.
Long empty periods
Beyond the unoccupancy period, without extra cover.
Wear, tear and gradual damage
Damp, rot and maintenance issues.
Rent arrears
Unless rent guarantee cover was added.
Undeclared building work
Major works can need declaring or separate cover.
Types of property
Which Properties Can Sit on a Portfolio?
A wide range of let property can sit on one schedule. The type, use and tenants of each one shape its terms.
Houses and bungalows
Let to families, sharers or professionals.
Flats
Purpose-built or converted.
HMOs and student lets
Let by the room. See our HMO insurance page.
Blocks of flats
Whole blocks. See our block of flats insurance page.
Mixed-use buildings
Shops or offices with flats above.
Holiday lets
Short-term lets to guests, where the insurer accepts them.
Business below, homes above? See our mixed-use property insurance page.
Who it is for
Who Needs Property Portfolio Insurance
Landlords and investors with several let properties who want them on one policy.
Growing landlords
Moving from separate policies to one.
Established portfolios
Many properties across different areas.
Limited companies
Property held in a company or special purpose vehicle.
Joint owners
Partners or families investing together.
Mixed investors
Residential and some commercial property. See our property investors insurance page.
Letting agents’ clients
Landlords whose agent manages several properties.
One policy or several
Portfolio Policy vs Separate Landlord Policies
Both insure each property on its own merits. A portfolio policy puts them on one schedule, which can make the cover simpler to manage and review.
| Portfolio policy | Separate policies | |
|---|---|---|
| Policies | One schedule | One per property |
| Renewal dates | One | Several |
| Paperwork | One set of documents | Separate documents |
| Rating | Each property rated on its own | Each property rated on its own |
Just one or two properties? See our landlord insurance page.
Cost
What Property Portfolio Insurance Is Priced On
Each property’s rebuild figure, location, tenants and use, the rent insured, and the claims history across the portfolio. We do not print average premiums.
Why each property counts
The premium is built up property by property, so the rebuild figure, construction and location of each one set its share.
Why the whole portfolio matters too
The claims history across all the properties, and how they are managed, can shape the terms for the schedule.
What the quote is rated on
The main factors
- Rebuild figuresEach propertyBase
- Tenants and useProperty by propertyRate
- LocationCrime and flood exposureRate
- Rent insuredAnd the indemnity periodRate
- HistoryClaims across the portfolioAdjust
Flood exposure
Flood history and location feed each property’s rate.
Security
Good locks and alarms can help the terms.
Tenant referencing
Can help the terms for rent guarantee.
The details
The Schedule Details That Decide a Portfolio Claim
Portfolio claims can turn on whether the schedule matches the properties as they are. Four details come up again and again.
Add new properties before completion
Tell the insurer before you take on a property, so it can be added to the schedule from the day it becomes yours.
Keep each rebuild figure current
Review them as costs change, to help avoid a claim on any property being reduced for under-insurance.
Update tenant types and uses
A house becoming an HMO, or a flat becoming a holiday let, can change the terms for that property.
Flag empty properties
Know the permitted empty period, and tell the insurer when a property will stand empty for longer. See our unoccupied property insurance page.
Quote checklist
What You Will Be Asked for a Portfolio Quote
Six things shape the quote: the list of properties, their tenants, the rebuild figures, the rent, the owner, and the claims history.
The properties
Address, type, age and construction of each.
The tenants
Who lives in each, and any empty properties.
Rebuild figures
For each building.
The rent
Annual rent for each property.
The owner
Individual, joint owners or company, and any lenders.
Claims history
Claims across the portfolio and any refusals of cover.
Comparing
Checking Portfolio Quotes Side by Side
Four areas decide whether a policy suits the portfolio: the cover, tenants and use, flexibility, and cost terms. The price is only one of them.
The cover
- Buildings for each property
- Loss of rent and its indemnity period
- Property owners’ liability
Tenants and use
- Every tenant type accepted
- HMOs and holiday lets
- Empty periods allowed
Flexibility
- Adding properties mid-term
- Removing sold properties
- Lenders noted on the schedule
Cost terms
- Excess per property
- Higher excesses for some events
- Paying monthly or upfront
Check how easily properties can be added. A portfolio that grows needs a policy that keeps up. Unfamiliar terms are explained in our plain English jargon guide.
Cutting costs
How to Reduce the Cost of Property Portfolio Insurance
The levers are accurate rebuild figures, good maintenance, tenant referencing, and the excess. We publish no savings figures.
Get the rebuild figures right
Too high wastes premium; too low can lead to a reduced claim.
Keep up maintenance
Well-kept properties can help the terms.
Reference tenants
It can be a condition of rent guarantee cover.
Improve the security
Good locks and alarms can help the terms.
Keep records together
Certificates and inspection logs help at renewal.
Choose the excess deliberately
A higher excess is a lever, worth using only at a level you could absorb.
Glossary
Property Portfolio Insurance Terms Explained
The words that come up most on a property portfolio schedule.
- Portfolio policy
- One policy covering several properties on a single schedule.
- Schedule
- The list of properties, sums insured and terms on the policy.
- Rebuild figure
- The cost of rebuilding the property, not its sale price.
- Loss of rent
- Cover for rent lost while a property cannot be let after an insured event.
- Indemnity period
- The longest time loss of rent will be paid for.
- HMO
- A house in multiple occupation, let to several separate households.
- Interested party
- A lender or other party named on the policy.
- Mid-term adjustment
- A change to the policy during the year, such as adding a property.
- Property owners’ liability
- The owner’s liability for injury or damage caused by the property.
- Excess
- The part of each claim you pay yourself.
Why MyMoneyComparison.com
Why Compare Property Portfolio Insurance with MyMoneyComparison.com?
MyMoneyComparison.com is an FCA-authorised UK comparison service that introduces property owners to specialist brokers. We do not sell insurance and we do not give advice: the broker you choose arranges the policy. Using us is free.
One form, one property
Describe the property once, instead of repeating yourself to each broker.
Advice given
We are an introducer, not a broker. We do not sell policies and we do not recommend one insurer or product over another. Read our editorial policy.
Authorised and regulated
MyMoneyComparison.com Ltd appears on the FCA register under FRN 916241.
Incorporated
A UK company since 2013. FCA authorisation is separate and later; the register carries its date.
FAQs
Property Portfolio Insurance FAQs
Answers on adding properties, excesses, HMOs and rebuild figures.
What is property portfolio insurance?
One policy covering several let properties on a single schedule, with one renewal date. Each property keeps its own buildings cover, loss of rent and liability, rated on its own details.
How many properties do I need?
There is no fixed number. Some insurers offer portfolio cover from a handful of properties, and the practical point is when managing separate policies and renewal dates becomes a burden.
Is it cheaper than separate policies?
It can be, but not always. Each property is still rated on its own details, so compare the portfolio quote with the cost of separate policies and check the cover matches.
Can different property types sit on one policy?
Yes. Many portfolio policies can hold houses, flats, HMOs, blocks and mixed-use buildings together, with each rated for its own use and tenants. Some insurers accept holiday lets too.
Can I add a property during the year?
Many policies let you add properties mid-term, with the premium adjusted. Tell the insurer before you complete on a purchase, so the new property can be added from the day it becomes yours.
What happens when I sell a property?
Tell the insurer to remove it from the schedule from the completion date. Many policies return part of the premium for the rest of the year.
Does each property have its own excess?
Usually each claim carries the excess shown for that property. Some sections, such as escape of water or subsidence, can carry higher excesses, so check each line of the schedule.
What is loss of rent cover?
Cover for the rent you lose while a property cannot be let after an insured event, such as a fire or flood. Choose an indemnity period long enough to repair and relet.
How should rebuild figures be set?
For each property, as the cost of rebuilding it, not its sale price. A professional assessment helps, and reviewing figures as costs change helps keep each property adequately insured.
Can the policy be in a company name?
Yes. Property held in a limited company or special purpose vehicle can be insured in that company’s name, with any lenders noted on the schedule for their properties.
Do HMOs need declaring separately?
Yes. Shared houses and student lets are rated differently from single lets, so each one needs to be shown on the schedule. An undeclared HMO could affect a claim.
What if a property is empty between tenants?
Policies allow a set empty period, which differs between insurers. For longer gaps, conditions such as inspections can apply, or cover may change until a tenant moves in.
Is rent guarantee included?
Not usually as standard. Rent guarantee and legal expenses are optional extras, and they can depend on tenants being referenced before they move in, so check the conditions.
Is property owners’ liability included?
Many portfolio policies include it, covering injury or damage caused by any of the properties. Check whether the limit applies across the whole schedule or to each property.
Does a claim on one property affect the others?
The claims history across the portfolio can shape the terms at renewal. A claim on one property does not usually change cover on the others mid-term.
How do I compare portfolio quotes?
Look beyond the price to the cover for each property, tenant types accepted, empty property terms, how properties are added, liability limits, extras and the excess.
Ready when you are
Get Quotes for Your Property Portfolio
Tell us about your properties and tenants. Specialist UK brokers can then come back with quotes. Free to use, with no obligation to buy.
- Several properties, one schedule
- Free to use, no obligation
- FCA authorised and regulated
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About this page
This page explains UK property portfolio insurance: what it covers, what it leaves out, and how keeping the schedule up to date decides a claim. It is general information rather than advice. Policies differ between insurers, so read your own documents and put the questions raised here to your insurer or broker.
How we approached this page
- Published UK landlord and portfolio policy summaries
- Loss of rent, unoccupancy and mid-term adjustment terms
- Financial Ombudsman material on property insurance complaints
Legal & Regulatory Information:
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