Renting out a property? Compare landlord insurance policies to find the best protection for your investment.
When you buy an investment property and then rent it out, it’s important that you have adequate insurance cover in place to protect your investment. However, as well as the usual potential problems like fire and storm damage, water leaks, burglary and theft, as a landlord you’re exposed to a number of additional risks. From tenants defaulting on their rent to damaging your property, there are numerous issues that could leave you significantly out of pocket if you don’t have the right protection in place.
This is where landlord insurance can be an essential purchase – but what is landlord insurance and what does it cover? Read on to find out.
Got a minute? Compare landlord insurance quotes
What's covered by landlord insurance?
Landlord insurance offers a broad range of protection across three critical areas: loss of rental income, building and contents.
Loss of rental income
Landlord insurance protects you against the loss of rental income due to the following events and circumstances:
- Absconding tenant. This is when a tenant moves out without giving the proper notice, or if they move out at the end of the lease and leave unpaid rent.
- Defaulting tenant. You’ll be covered if a tenant fails to pay their rent and is either issued with a termination notice, or has their lease terminated by court or tribunal order.
- Tenant failing to vacate. If you suffer loss of rent due to a tenant who refuses to pay rent and vacate your property following a court order, landlord insurance provides financial protection.
- Death of a tenant. You’ll be covered for loss of rent when your tenant passes away.
- Tenant hardship. If a court decides that, due to financial hardship, your tenant will be released from their lease obligations, your landlord insurer can provide cover.
- Unlivable property. This benefit ensures that you are covered for loss of rent if your property isn’t fit to be leased out due to malicious damage to the building by a tenant or damage to your contents caused by an insured event.
- Unable to access property. Your policy can provide cover if a tenant is unable to access your property due to damage to other properties nearby.
Landlord insurance provides cover for loss or damage to your building caused by tenants, their family members or guests they invite onto the property. This includes cover for:
- Insured events. Just like a regular home insurance policy, landlord insurance provides cover against events such as fire, flood, storm and water damage. This includes cover for demolition, removal of debris and rebuilding costs.
- Accidental loss or damage. Your building is covered against sudden and unexpected loss or damage.
- Intentional damage. If the building is damaged by an act of deliberate damage carried out without your consent, your policy can offer financial protection.
- Malicious damage. This covers damage to the property that is motivated by malice.
- Theft. You’re covered for loss suffered due to theft, as well as any damage to your building that occurs as a result of theft.
- Pet damage. Many landlord insurance policies cover damage to the property caused by a domestic pet owned by the tenant and listed on the lease.
- Scorching. If cigarettes, irons or pots and pans damage the carpet or bench tops in your property, landlord insurance can provide cover.
What's classified as a building?
What's classified as a building?
The building is the property owned by you at the insured address, which is used primarily for residential purposes. The definition of building includes:
- Fixtures and fittings, including built-in air conditioning units, plumbed-in dishwashers, cooktops, doors, walls and windows
- Structural improvements, including paths, driveways, fencing, retaining walls and in-ground swimming pools
- Awnings, pergolas, TV antennas, solar panels and letter boxes
- Fixed floor coverings, for example linoleum and tiles (but not carpets)
- Fixed light fittings
- Underground services located on your property, including sewerage, plumbing and electrical services
Landlord insurance also provides protection for the contents owned by you, or which you are legally responsible for in your investment property. This means you are covered against:
- Accidental loss or damage. You’re covered for sudden or unexpected loss or damage to contents.
- Intentional and malicious damage. Damage caused by the tenant or by any other unknown person is covered by landlord insurance.
- Insured events. Flood, storm and rainwater, fire, explosion, impact, escape of liquid, earthquake, lightning, glass breakage and more are all covered by your landlord insurance policy.
- Theft. This benefit covers you for theft or attempted theft by a tenant, the tenant’s family, the tenant’s invited guests or an unknown person.
What contents are covered?
What contents are covered?
The contents covered under a landlord insurance policy are those items owned by you at the property, or for which you are legally responsible. This includes:
- Electrical appliances
- Portable household items
- Curtains and blinds
- Manchester and linen
- Carpets and rugs
- Above-ground pools
- If you own a property in a strata titled building, contents can also refer to temporary wall, floor and ceiling covers
What additional benefits are available with landlord insurance?
As well as the covers listed above, landlord insurance policies offer a range of other additional benefits to suit the unique cover needs of landlords. These include:
- Legal expenses. If the insurer has accepted a claim for loss of rent, your policy can cover the legal expenses you incur when attempting to reduce your loss or organise your legal defence.
- Representation expenses. If your property manager represents you in court or at a tribunal hearing, your landlord insurance policy can cover their representation fee.
- Sheriff/bailiff fees. This covers the cost of engaging a bailiff or sheriff to evict a tenant.
- Tax audit costs. If the ATO or another government authority conducts an audit of your financial affairs, landlord insurance can cover the professional fees you incur as a result.
- Legal liability cover. You’re covered for your legal liability if you’re at fault when a tenant or another party dies or suffers a bodily injury at your property, or when someone else’s property is damaged.
- Replacement of locks. If a tenant is evicted by court order and you need to change the locks, landlord insurance can cover this cost.
- Removal of tenant’s possessions. If a tenancy has ended and you’ve made an insurance claim for loss of rent, your policy may cover the cost of removing the tenant’s possessions from the property.
Why is landlord insurance important?
- It protects you against risks faced by landlords. As a landlord, you’re exposed to a range of unique risks that don’t affect ordinary homeowners. The best landlord insurance can provide the financial protection you need to look after your investment property.
- It provides peace of mind. In many cases, the security bond won’t be enough to cover you for tenant-related losses. Landlord insurance is designed to guarantee that you won’t be left out of pocket when something goes wrong with your property.
- Your premiums are tax deductible. Landlord insurance is classed as an investment expense, which means that the premiums you pay towards your policy can be claimed as tax deductions.
- Cover is available for short-term rentals. Landlord insurance doesn’t just cover long-term tenancies; there are also policies available to cover short-term rental arrangements, such as if you rent out your property through a website like Airbnb or Stayz.
What's the difference between landlord insurance and home insurance?
Finished reading our full guide on building insurance and still a bit confused? That's okay.
You may be wondering how landlord insurance differs from a regular home insurance policy, and the truth is that these two types of cover are similar in a number of ways. However, there are a few key differences that set landlord insurance apart, as outlined in the table below:
|Feature||Landlord insurance||Home insurance|
|Earthquake and tsunami|
|Escape of liquid|
|Theft and burglary|
|Malicious acts and vandalism|
|Accidental glass breakage|
|Demolition costs and removal of debris|
|Loss of rental income|
|Tenant default and absconding tenant|
|Tenant’s failure to give vacant possession|
|Legal expenses to evict a tenant|
|Theft or burglary by tenants or their guests|
|Malicious damage or vandalism by tenants or their guests|
|Damage caused by a tenant’s pet|
|Replacement of locks following the eviction of a tenant|
|Tax audit fees|
|Removal of tenant’s good after a claim for loss of rental income|
What should a body corporate cover?
If your investment is in a strata-titled building – if it’s an apartment or unit, for example – it’s important to be aware of what is covered by your landlord insurance policy, and what falls under a residential strata insurance policy.
Also known as body corporate cover, residential strata insurance covers the common property managed by strata or the body corporate. This means it provides cover for loss or damage to:
- The building and any of its structural improvements
- Fixtures which form part of the building
- Common areas
- Fences and gates
- Fixed swimming pools
- Playing surfaces, for example tennis courts
- Above-ground and underground services
- Lawns, trees, plants and gardens
It also covers contents located in a common area, such as:
- Furniture and furnishings
- Blinds and curtains
- Light fittings
- Portable appliances
- Temporary wall, floor and ceiling coverings
However, the exact list of items and areas covered varies between insurers, so check the PDS for full details of the cover provided.
Common landlord insurance exclusions
When you compare the best landlord insurance policies, make sure to take a close look at the list of general exclusions. These are situations and events which the insurer will not cover, such as:
- Any intentional act committed by you, your family or anyone acting with your consent
- Water entering the building through an opening made to renovate or extend the property
- Poor housekeeping by your tenants, for example unhygienic or untidy living habits
- Rust, wear and tear, mould or mildew
- The lawful seizure of your property
- Loss or damage caused by insects or vermin
- Repairs carried out by the tenant with your consent
- If you breach the lease agreement
- Loss or damage that arises due to keys being provided for property inspections
- The tenant using the property for trade, manufacturing or childcare with your knowledge or consent
- The lawful seizure of the property
- If the property is vacant, is not advertised for sale and no effort is being made to either prepare the property for a new tenant or find a new tenant
Read the PDS closely for a full list of general exclusions.
How much does landlord insurance cost?
There is no blanket answer to the question of how much you can expect to pay for cover. This is simply due to the fact that the cost of landlord insurance is influenced by a number of factors, including:
- The type of property you own. A five-bedroom house will typically cost more to insure than a two-bedroom apartment, for example.
- Where the property is located. This can affect the likelihood of you needing to make a claim. For example, your home may be found in an area prone to severe storm and cyclone damage, or you may live in a high-crime area where there is an increased risk of theft or burglary.
- The site itself. Other unique factors about your property will also be taken into account. For example, if it’s located in a flood-prone area or surrounded by tall trees, your premiums could be higher.
- The value of your building and contents. How much would it cost to rebuild your property and to replace all the contents that are the landlord’s responsibility? The higher this figure is, the higher your landlord insurance premiums will be.
- How secure your property is. Does the property have any security features to deter thieves and burglars, for example a state-of-the-art alarm system? If so, this could lower your premiums.
- The age and construction of your property. Next, the insurer will consider how old your property is and the materials used in its construction when determining how likely it will be to withstand damage.
- Your claims history. If you’ve previously made multiple claims on your landlord insurance policy, you can expect this to increase the cost of cover in future.
For an accurate guide to how much cover will cost you, obtain and compare landlord insurance quotes from multiple insurers.
How to choose the best landlord insurance policy
Landlord insurance may seem complex and confusing, but keeping a few simple tips in mind can make it a whole lot easier to find the right cover:
- Check that pet damage is covered. Not all policies will cover damage caused by pets owned by tenants or their guests. Check the fine print to find out whether or not this is covered.
- Cover while untenanted. It’s also a good idea to check whether you will still be covered if the property is left untenanted for an extended period. You may have to satisfy specific conditions to ensure that cover remains in place, such as actively seeking a replacement tenant.
- Building-only cover or combined cover? If you’re renting out a fully furnished property, contents insurance cover will most likely be a must. But if your property is unfurnished, you may decide that you don’t need contents cover. However, just remember that carpets, curtains, internal blinds and a range of other items are only covered by contents insurance, so you may be still be better off with a policy that provides combined building and contents cover.
- Shop around. Compare several landlord insurance policies to see how their cover features stack up against the competition. Obtain quotes for each suitable policy to find the best landlord insurance policy available.
How does landlord insurance cover me against damage caused by tenants’ pets?
Landlord insurance is not designed to cover damage caused by tenants’ pets. However, you can still find a limited level of damage cover, and liability cover for injuries caused by animals kept on the premises.
Generally you are limited to specific types of damage cover, and insurance for damage caused by pets deceptively kept on the premises in breach of the tenancy agreement.
For the most part, landlord insurance is not designed to protect against damage caused by pets outside of liability cover, which can insure against injuries caused by pets to visitors. Where you do have some form of insurance against damage caused by pets, it’s typically restricted to cover for specific ornamental items that have been knocked over by pets, or a limited amount of cover for damage caused by pets that were kept on the premises without your knowledge, when specifically prohibited under the tenancy agreement.
Here are just some insurers offering home insurance that covers pets:
|Pet damage that can be covered||Pet damage not covered||Get quote|
|Budget Direct||Insured events caused by resident pet, except accidental damage and most impact damage.|
Impact damage caused by resident pet to glass, crystal and ceramic items, except certain items like laptop or phone screens.
|Accidental damage caused by animal pecking, chewing, clawing, biting, urination or defecation.||Get quote|
|Youi||Vet fees for accidental injuries to a household cat or dog, up to $1,000 per year, as an optional extra with contents insurance.|
Damage to household furnishings such as white goods, carpets and blinds, when caused by fire related pet damage, with optional landlord furnishings cover.
|No cover for any damage caused by resident pets, except when fire related.||Get quote|
|Virgin Money||Insured events caused by resident pets, such as a fire inadvertently caused by an animal.Impact damage to crystal, glass and ceramic items, such as vases, caused by pets, with some exceptions such as laptop and phone screens.||No impact damage cover for damage caused by any animal, whether or not a pet, except for the specified crystal, glass and ceramic items.||Get quote|
|Dodo||Impact damage caused by resident pets to glass, crystal and ceramic items, except certain items like laptop or phone screens.||No cover for impact damage caused by resident pets, no cover for any damage caused by animal pecking, chewing, clawing, biting, urination or defecation.||Get quote|
Top landlord insurance tips
Finally, remember a few simple rules to ensure that you get the most out of your landlord insurance policy:
- Get it in writing. Many insurers will not provide any cover if you do not have an official tenancy agreement in place that has been signed by you and the tenant. Make sure you have a written agreement in place before a tenant moves in.
- Buy cover before your tenant moves in. Make sure you purchase cover before your tenant actually moves into your property. Otherwise, if they’ve already fallen behind on rental payments before you buy a policy, your insurer probably won’t provide any cover.
- Conduct regular inspections. Regular property inspections are essential not only to minimise the risk of tenants damaging your property, but to also back up any claim you make on your policy.
- Keep detailed reports. Complete entry and exit reports with supporting photographs will protect you if any damage arises.
- Check what's actually covered. If you choose a landlord policy that also covers some of the contents of the property, look closely at the fine print to see what is included in your policy. Check exactly what fixtures and fittings are included in your property cover. Most policies will generally offer protection for damage to things like pipes and cables, fixed appliances, sheds, exterior blinds and awnings and in-ground swimming pools.
Some other questions to consider:
Q. Is landlord insurance the same as building insurance?
A. Landlord insurance generally covers events that lead to the loss of rental income, damage, or theft in your property. On the other hand, building insurance protects your against damage to the property’s structure. For more information on building insurance, read our comprehensive guide.
Q. Is landlord insurance compulsory?
A. No, there is no legal obligation for the landlord to take out insurance. However, some lenders will require you to take out a policy before approving your application for a loan.
Q. Is landlord insurance tax deductible?
A. Yes, in most cases you can claim your landlord insurance premiums as tax deductions.
Q. When should I take out landlord insurance?
A. Don’t wait until you experience a problem with a tenant to think about purchasing landlord insurance cover. The best time to buy a policy is when you purchase your investment property.
Q. Does landlord insurance cover legal costs if I take a tenant to court?
A. This depends on your policy, as not all insurers provide cover for legal costs. Read the PDS closely for full details on what your policy does and does not cover.
Q. Does landlord insurance cover extended vacancy?
A. Except for situations where a tenant breaks the terms of a lease, landlord insurance typically will not provide any cover for periods when your property is untenanted.
Q. What happens if I (as the landlord) decide to move into the property?
A. If you decide to stop leasing out your property and use it as your primary place of residence, your landlord insurance policy is no longer valid. You should inform the insurer of your changing circumstances as soon as possible and choose a home insurance policy to provide the protection you need.
* The offers compared on this page are chosen from a range of products finder.com.au has access to track details from and is not representative of all the products available in the market. Products are displayed in no particular order or ranking. The use of terms 'Best' and 'Top' are not product ratings and are subject to our disclaimer. You should consider seeking independent financial advice and consider your personal financial circumstances when comparing products.