Buildings insurance for leasehold properties
Who is responsible for buildings insurance in leasehold houses
If you own a leasehold house, you will usually be responsible for arranging buildings insurance yourself. But check the terms of your lease.
Right to choose your own insurer
Some leases for houses say that you must insure the house using an insurer that is nominated or approved by your landlord. But under the Commonhold and Leasehold Reform Act 2002, you have the right to choose your own insurer, provided that you meet certain requirements.
These are that the insurance policy:
- is with an “authorised insurer” (one that meets the requirements of the Financial Services and Markets Act 2000)
- covers both your and your landlord’s interests
- provides cover of at least the amount shown in your lease
- covers all the risks that your lease says must be covered
You must send your landlord a “notice of cover” within 14 days of arranging the insurance. The format of this notice is set out in legislation:
- for houses in England – the Leasehold Houses (Notice of Insurance Cover) (England) Regulations 2004
- for houses in Wales – the Leasehold Houses (Notice of Insurance Cover) (Wales) Regulations 2005
The notice must state:
- the name of the insurer
- the risks covered by the policy
- the amount and period of the cover
- the address of the house insured
- the registered office of the authorised insurer
- the reference number of the insurance policy
- how often premiums are due
- the amount of any excess on the policy (the first part of any claim that the policyholder has to pay) and what the excess applies to
- whether the policy has been renewed (and the renewal date if so)
- a statement that you are satisfied that the policy covers your interests
- a statement that you have no reason to believe that the policy does not cover your landlord’s interests
Applying to the tribunal
Another option is to apply to a tribunal for a decision on whether the insurance provided by the landlord’s nominated or approved insurer is satisfactory, and whether the cost is reasonable.
You can also apply to the tribunal to make changes to your lease if the conditions relating to insurance are not satisfactory.
- Last updated:
- 1 December 2025
- Next review:
- 1 December 2027
Related content
About service charges, how to challenge them, and what happens if you do not pay
Topic - Costs and chargesResponsibility for repairs and what to do if your landlord does not fix the problem
Advice guideCheck who is responsible for fixing water leaks and how to get them fixed
Advice guide