Landlord Emergency Insurance: A Guide to What's Covered

When a boiler fails or a pipe bursts in a rental property, your tenants need it fixed quickly, and you're responsible for making that happen.Landlord home emergency cover gives you and your tenants one number to call and pays for the repair up to your policy's limits. This guide explains exactly what it covers, area by area, and what it leaves out. If you're still deciding whether you need cover at all, read why landlords need emergency insurance.

How Landlord Emergency Cover Works

1. You choose a plan that covers the areas you want, from the boiler only to the whole home.
2. An emergency happens. You or your tenant call the 24/7 Emergency Helpline. Tenants can call directly as long as you've given them the policy documents.
3. An approved engineer is sent to make the property safe and repair the cause of the emergency.
4. The repair is paid for up to your plan's claim limit, minus any excess you chose.

The aim is to deal with the emergency quickly. Upgrades, routine maintenance and replacing systems that are simply old aren't covered.

What Counts as an Emergency in a Rental Property?

A problem usually counts as an emergency when it's sudden and unexpected, and it leaves your tenants without an essential service, makes the property unsafe, or leaves it insecure. Common examples include:

• the boiler or heating failing, especially in cold weather
• a burst pipe or a leak that can't be controlled
• a blocked toilet or drain, particularly if it's the only toilet in the property
• a complete loss of electrics, or a fault that makes the property unsafe
• a rat or mouse infestation, or a wasps' or hornets' nest
• lost, stolen or broken external locks or keys that leave the property insecure

What's Covered, Area by Area

Here's what each area of cover includes and excludes on Smart Cover's landlord plans. Exact terms depend on your plan, so always check your policy documents and IPID.

Boiler breakdown

Covered: a sudden breakdown of the gas boiler, including call-out, labour and parts up to the claim limit. See boiler breakdown cover.

Not covered:LPG, oil-fired, warm air and solar heating systems, boilers over 60kW, the boiler flue, breakdowns that only affect the hot water, and boilers that haven't been serviced in the 12 months before the breakdown. On landlord plans there's no contribution towards a replacement boiler and no alternative heating payment.

Central heating

Covered: a complete breakdown of the central heating system, from Landlord Smart Heating upwards. See central heating cover.

Not covered:radiators, removing limescale or sludge, and general maintenance such as power flushing.

Gas supply pipe

Covered:repairs to the gas supply pipe inside the property.

Not covered: the external gas supply pipe. If anyone smells gas,they should leave the property and call the National Gas Emergency Service on 0800 111 999 first.

Plumbing

Covered:internal plumbing emergencies, such as a burst or leaking pipe, from Landlord Smart Home upwards.

Not covered:leaks that don't cause damage to the property, wear and tear, and pipes blocked by freezing weather.

Drainage

Covered: sudden blockages of the property's internal drains, such as a blocked toilet or drain. See plumbing and drainage cover.

Not covered:problems that start outside the property boundary, and blockages caused by freezing weather.

External water supply pipe

Covered:a blockage, collapse or leak in the pipe that brings water from the property boundary into the building, from Landlord Smart Home upwards.

Not covered:pipes outside the boundary, which are usually the water company's responsibility.

Electrics

Covered: a complete breakdown of the property's domestic electrical supply, from Landlord Smart Home upwards. See electrical breakdown cover.

Not covered:partial faults, wiring maintenance or upgrades, and interruption of the mains electricity supply.

Pests

Covered: infestations of black or brown rats, field or house mice, and wasps' or hornets' nests, on Landlord Smart Home Plus. See pest infestation cover.

Not covered:ants, fleas, bedbugs, spiders and other pests.

Security, locks and keys

Covered: loss, theft or breakage of external locks and keys, so the property can be secured and your tenant can get back in, on Landlord Smart Home Plus. See lost keys cover.

Not covered:locks or doors that have simply worn out, and damage to the building from a break-in, which is a landlord insurance matter.

Which Landlord Plan Includes What?

Every plan is available at Essential or Premium level. Compare them on ourlandlord home emergency coverpage.

Extra Benefits for Landlords

• Unlimited claims: there's no limit on the number of claims in a year. Each claim is covered up to £500 on Essential or £1,000 on Premium.
• Tenants can call directly: once you've given them the policy documents, tenants can report an emergency themselves.
• Cover between tenancies: cover normally stops once a property has been empty for 30 days, but landlord plans continue if you usually let the property and are actively looking for a new tenant.
• Alternative accommodation: if a covered emergency makes the property uninhabitable, accommodation can be arranged for your tenants. They pay first and the insurer reimburses the cost once the claim is accepted.
• A choice of excess: you can pick the excess that suits your budget.
• 24/7 Emergency Helpline: emergencies can be reported at any time.

Optional Add-Ons: Boiler Service and CP12

Smart Cover offers an annualboiler serviceand a CP12 gas safety inspection as optional add-ons. Both are separate services, not part of the insurance, and aren't included automatically. Landlords must have gas appliances and flues checked every 12 months by law, so the CP12 add-on can help you keep on top of that. A boiler service in the previous 12 months is also needed for a boiler breakdown claim.

What Isn't Covered

Some exclusions apply whichever landlord plan you choose:

• general maintenance, improvements and cosmetic repairs
• faults known about before the policy started, or that happen in the first 28 days
• damage caused deliberately or through negligence, including by tenants
• storm, fire, flood and structural damage to the building, which is a landlord buildings insurance matter
• interruption of the mains gas, electricity or water supply
• roofing emergencies (on Landlord Smart Home and Smart Home Plus)
• properties empty for 30 days or more, unless you're actively re-letting
• repairs arranged without calling the helpline first
• properties outside mainland England, Wales and Scotland

This is not the full list. Always read the policy wording before you buy.

How to Make a Claim

1. Make it safe. Turn off the water at the stopcock if there's a leak, or the electricity if water is near electrics. If anyone smells gas, call 0800 111 999 first.
2. Report it within 24 hours. Call the 24/7 Emergency Helpline on 03333 449 247. For other claims questions, call 03333 449 559.
3. Give the details. Have the policy number, the property address and a short description of the problem ready.
4. Let the engineer in. Make sure the engineer can get safe access to the property, and keep your tenant informed.

Don't book your own tradesperson before calling, as repairs arranged without approval may not be covered. A 28-day waiting period applies to new landlord policies, and emergency help during that time is available on a pay-on-use basis. If the engineer recommends maintenance, carry it out, as future claims from the same cause may otherwise be declined. You can also visit ourmake a claimpage.

How to Prevent Emergencies in Your Rental Property

Routine maintenance isn't covered, so a little prevention helps avoid emergencies and keeps your cover working as it should:

• Get the boiler serviced every year and keep the record
• Check for leaks, damp and slow drains at each property inspection
• Insulate exposed pipes before winter, as frozen pipe blockages aren't covered
• Show tenants where the stopcock and consumer unit are
• Seal gaps around pipes and doors to help keep rodents out
• Give tenants the policy documents and the emergency number at the start of each tenancy

Final Thoughts

Landlord emergency insurance covers the sudden problems that leave tenants without heating, water, power or a secure home. It doesn't replace landlord buildings insurance or your legal duties, and it doesn't cover maintenance. Knowing exactly what each plan includes makes it easier to choose the right level of cover and avoid surprises when you claim.

Compare the plans on ourlandlord home emergency coverpage to find the right cover for your property.

Disclaimer

This blog is for information only and should not be taken as advice. Cover is subject to eligibility, exclusions, waiting periods and claim limits. Please read the full policy terms and conditions and IPID before purchasing. Smart-Cover is a trading name of Smart-Cover Direct Limited (FRN 600428), which is an Appointed Representative of City and Commercial Limited (FRN 314346), which is authorised and regulated by the Financial Conduct Authority.