HMO Insurance
Focus Insurance arranges specialist HMO insurance for landlords across the UK. We work with a panel of specialist insurers to source suitable cover for Houses in Multiple Occupation. Speak to our team on 01733 263311, Monday to Friday, 9am to 5pm.
What Is HMO Insurance?
HMO insurance is specialist property insurance for Houses in Multiple Occupation — properties let to three or more tenants from different households who share facilities such as a kitchen or bathroom. Standard landlord insurance policies are not designed for HMOs and may not provide adequate cover for the specific risks associated with shared living arrangements.
HMO properties typically have higher footfall, a more diverse tenant mix, and greater wear and tear than single-household tenancies. Insurers assess these risks differently, which is why specialist HMO insurance is important for landlords operating in this sector.
Who Needs HMO Insurance?
HMO insurance is relevant to any landlord who lets a property as a House in Multiple Occupation. This includes:
What Does HMO Insurance Cover?
A specialist HMO insurance policy typically includes the following covers, subject to underwriting and insurer acceptance:
Buildings Cover
Protection for the structure of the property against fire, flood, storm, escape of water, and other insured perils.
Property Owners' Liability
Cover for your legal liability as a landlord to tenants and third parties for injury or property damage.
Loss of Rent
Rental income protection if the property becomes uninhabitable following an insured event.
Malicious Damage
Cover for deliberate damage caused by tenants — an important extension for HMO landlords.
Landlord's Contents
Cover for furniture, white goods, and other landlord-owned items within the property.
Legal Expenses
Cover for legal costs arising from tenant disputes, eviction proceedings, and property damage claims.
HMO Licensing and Insurance
HMO licensing is a separate requirement from insurance, but the two are closely linked. In England, properties let to five or more tenants from two or more households require a mandatory HMO licence from the local authority. Many local authorities also operate additional or selective licensing schemes that extend licensing requirements to smaller HMOs.
Insurers will ask about your property's licensing status when assessing the risk. Operating an unlicensed HMO where a licence is required could affect your cover. It is important to ensure your licensing position is accurate and up to date, and to disclose this to your broker when arranging insurance.
Important: If your property's use or licensing status changes during the policy period, you should notify your broker promptly. Failure to disclose material changes could affect the validity of your cover.
HMO Insurance vs Standard Landlord Insurance
Standard landlord insurance is designed for single-household tenancies. If your property is let as an HMO, a standard landlord policy may not respond to a claim — particularly if the insurer was not informed of the HMO use. The key differences are:
| Feature | Standard Landlord Insurance | HMO Insurance |
|---|---|---|
| Designed for | Single-household tenancies | Multiple unrelated tenants |
| Malicious damage by tenants | Often excluded or limited | Typically available as standard or extension |
| Licensing disclosure required | May not ask | Yes — licensing status is material |
| Loss of rent | Available | Available — may reflect higher rental yield |
| Liability cover | Standard property owners liability | Reflects higher footfall and shared areas |
Frequently Asked Questions
What is HMO insurance?
HMO insurance is specialist property insurance for Houses in Multiple Occupation — properties let to three or more tenants from different households who share facilities such as a kitchen or bathroom. Standard landlord insurance policies are not designed for HMOs and may not provide adequate cover. HMO insurance takes into account the higher footfall, tenant mix, and specific risks associated with shared living arrangements. Cover is subject to underwriting and insurer acceptance.
Do I need specialist HMO insurance or will standard landlord insurance cover me?
Standard landlord insurance policies are generally designed for single-household tenancies. If your property is let as an HMO, your standard policy may not respond to a claim — particularly if the insurer was not informed of the property's use. It is important to disclose the HMO status to your insurer or broker when arranging cover. Speak to your broker about the appropriate cover for your specific property and tenancy arrangement.
Does HMO licensing affect my insurance?
Yes. If your property requires a mandatory HMO licence (typically properties with five or more tenants from two or more households), you must hold a valid licence. Insurers will ask about licensing status when assessing the risk. Operating an unlicensed HMO where a licence is required could affect your cover. Your broker can advise on the insurance implications of your specific licensing position.
What does HMO insurance typically cover?
HMO insurance typically includes buildings cover, property owners' liability, loss of rent following an insured event, and malicious damage by tenants. Additional covers — such as contents cover for landlord-owned furnishings, legal expenses, and rent guarantee — may be available as extensions. The exact cover available will depend on the insurer and the specific property. Cover is subject to underwriting, terms, and acceptance.
Can I insure multiple HMOs on one policy?
Yes, it is often possible to arrange a portfolio policy covering multiple HMO properties under a single arrangement. This can simplify administration at renewal and may offer more consistent cover terms across your portfolio. The suitability of a portfolio policy will depend on the number of properties, their locations, and the types of tenancy. Speak to your broker about the options available for your portfolio.
How do I arrange HMO insurance through Focus Insurance?
Call our team on 01733 263311, Monday to Friday, 9am to 5pm, or use the contact form on our website. We will discuss your property, tenancy arrangements, and licensing position to understand your requirements and seek suitable cover from our panel of specialist insurers. Cover is subject to underwriting and insurer acceptance.
Speak to Our Team About Arranging HMO Cover
01733 263311 | [email protected] | Monday–Friday, 9am–5pm
Or use our contact form at focusinsurance.co.uk/contact
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Buildings insurance for freehold owners and residents management companies.
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Our full range of property insurance products for landlords and investors.
Information provided for general guidance only. Cover is subject to underwriting, insurer terms and acceptance. Terms and conditions apply. Focus Insurance Services is a trading name of Captios Limited, authorised and regulated by the Financial Conduct Authority (FCA Registration No. 717691). Registered in England and Wales, Company No. 09620500.