November 2025 – Survey of 4,127 landlords covering 18,439 properties.

As the UK property market moves into 2026, landlords face mounting pressure to balance rising costs, maintain safe tenancies, and navigate increasingly complex insurance policies. A recent survey conducted with members of The Landlord Association (TLA) provides a rare, data-driven look at what thousands of UK landlords are experiencing when it comes to insurance, claims, and renewals. The survey, conducted from 17th to 21st November 2025 with 4,127 TLA members covering 18,439 properties, sheds light on the challenges, frustrations, and practical solutions landlords are discovering in the current landscape.

This article distils key findings from the survey, explores wider market context, and offers guidance for landlords who want to improve their property management, reduce risk, and ensure insurance policies are fit for purpose.

Survey Snapshot: Dissatisfaction and Desire for Change

The survey reveals that dissatisfaction among landlords with their current providers is high. 71 per cent of respondents reported dissatisfaction, and 64 per cent indicated they were actively considering switching insurers within the next six months. Average claim processing times, premium increases, and policy clarity emerged as significant sources of frustration.

One landlord, managing a three-property portfolio, commented: “I renewed last year and my premium went up nearly 30 per cent without explanation. Calling customer service felt like shouting into the void. I started looking elsewhere immediately.” Another, responsible for a single-property flat in Manchester, added: “It takes weeks to get through on the phone. When my tenant caused water damage, I had to chase for documentation they never mentioned initially. It was exhausting.”

These experiences underline a critical trend: landlords are no longer solely motivated by price when selecting insurance. Service quality, fast claims resolution, and clear, landlord-specific policies are now equally, if not more, important in driving switching behaviour.

The UK Landlord Insurance Landscape in 2026

Looking ahead to 2026, several forces are reshaping landlord insurance.

• Rising Premiums: The survey shows average annual premium increases of 19 per cent among respondents, with 70 per cent of landlords reporting higher costs. This rise reflects broader market pressures, including inflation, property market volatility, and increasing claim costs. A London-based landlord managing six properties remarked: “Every year it feels like premiums rise faster than my rental income. It makes long-term planning difficult.”
• Policy Exclusions and Gaps: 63 per cent of landlords had claims rejected in full or partially due to unclear exclusions. Common pitfalls included vacant property clauses, wear and tear disputes, missing documentation, and exclusions for malicious tenant damage. A landlord in Edinburgh with four properties said: “I thought my policy covered everything, but a storm caused £7,000 damage and they only paid part because the property was empty longer than the clause allowed.”
• Market Consolidation and Specialisation: Specialist providers with landlord-focused policies now outperform generalist insurers in satisfaction scores. While only 12 per cent of surveyed members use specialist insurers, these providers consistently deliver faster claims resolution, clearer policies, and better customer service. Generalist insurers dominate market share but lag on service.
• Digital and Regulatory Pressures: Increasingly, landlords prefer digital-first engagement, with 75 per cent favouring online portals, apps, email, or live chat for claims and support. Regulatory compliance, including the upcoming Renters’ Rights Act updates, also drives the need for clear, accessible documentation and prompt service.

Claims Experiences and Pitfalls

Claim handling emerged as the most critical area of concern. Survey respondents reported average claim times of 2.9 months, with 73 per cent waiting longer than two months for payouts. Only 13 per cent received payments within industry best-practice times of under four weeks.

Different types of claims presented different challenges. Water-related damage, including burst pipes, accounted for 38 per cent of reported claims, followed by storm damage at 18 per cent, and malicious tenant damage at 14 per cent. Average claim costs ranged from £2,561 for malicious damage to £37,792 for extensive water damage.

Randomised quotes illustrate the diversity of landlord experiences:

• “My tenant left the property empty while doing renovations. A water leak caused £9,200 damage and they kept asking for more paperwork that wasn’t in the policy. It took four months to resolve.” – five-property portfolio landlord
• “Storm damage hit one of my houses. Claim took almost three months. By the time it was settled, contractors had raised their prices.” – single-property landlord
• “Tenant accidentally started a fire. Insurance paid out, but only after repeated calls and sending the same evidence multiple times.” – three-property portfolio landlord

These anecdotes reinforce the need for careful documentation, timely reporting, and understanding policy limitations.

Premium Increases and Renewal Challenges

Premium volatility is a recurring concern. The survey shows that 31 per cent of respondents experienced increases between 11 and 20 per cent at renewal, while 22 per cent saw rises of 21 to 30 per cent. Notably, only 34 per cent received clear explanations from insurers about the reasons behind increases.

Landlords shared practical strategies for navigating renewals:

• Comparing multiple quotes well in advance of renewal dates
• Keeping a detailed claims and maintenance log to demonstrate risk mitigation
• Engaging with specialist landlords’ associations or brokers for guidance
• Reviewing rebuild cost versus market value to avoid underinsurance

A two-property landlord in Birmingham noted: “I started comparing quotes three months before renewal. Having detailed maintenance records helped me negotiate a fairer premium.”

Avoiding Common Claim Pitfalls

The survey highlights key areas where landlords often encounter difficulties:

1. Vacant Property Exclusions: Properties left unoccupied longer than policy limits often trigger claim rejections.
2. Incomplete Documentation: Missing inventories, photos, or inspection logs caused 24 per cent of claim problems.
3. Gradual Damage or Wear: Many policies exclude mould, gradual water damage, or wear and tear, leading to disputes.
4. Misunderstood Terms: 78 per cent of landlords found policies confusing or incomprehensible, with 74 per cent not fully understanding coverage until they needed to claim.

Landlords recommend regular reviews, clear record-keeping, and consulting with professionals to mitigate risk.

Types of Cover That Matter Most

According to survey respondents, the most valued cover types include:

• Buildings and contents cover tailored to rented properties
• Malicious damage protection
• Accidental damage
• Rent guarantee or legal protection add-ons
• Clear and enforceable claims response times

A seasoned landlord managing ten properties commented: “I focus on providers that understand HMOs and landlord-specific risks. The rest is secondary.” Another noted: “Fast claims are worth more than a slightly cheaper premium. Waiting months costs far more in stress and repairs.”

Best Practices for Risk Reduction, Maintenance, and Documentation

Survey responses also reveal actionable practices that reduce risk and improve claim outcomes:

• Conduct regular property inspections and document them
• Maintain comprehensive inventories with photos and timestamps
• Keep detailed maintenance records and receipts
• Use digital tools or apps for communication with tenants
• Review insurance policies annually and update cover to reflect portfolio changes

Impacts on Tenants and Property Safety

Insurance challenges do not only affect landlords. Delays in claims, underinsurance, or unclear policies can directly impact tenants through prolonged repair times, temporary relocation, and safety concerns. A four-property landlord in Glasgow noted: “It took six weeks to get a contractor to fix water damage because the insurer delayed approval. Tenants were frustrated and had to use temporary accommodation.”

TLA’s survey findings highlight that addressing these challenges through professional guidance, landlord education, and carefully vetted insurance options benefits both landlords and tenants by improving property safety, compliance, and service quality.

TLA’s Trusted Partner Hub: Facilitating Choice and Security

In response to these challenges, TLA is launching the Trusted Partner Hub in early 2026. The Hub is designed to connect landlords with vetted, qualified insurance providers who specialise in landlord-focused coverage and fast claims handling. Two providers have already secured partnerships, and TLA is inviting a third provider to ensure choice, scope, and capacity.

Landlords who opted in through the survey will be contacted once the partners are confirmed, allowing them to switch policies efficiently. The Hub aims to reduce the stress of navigating renewals, minimise risk of underinsurance, and streamline claims management.

One landlord summarised their anticipation: “Knowing TLA has pre-vetted providers gives me confidence I won’t get caught out again. Switching will be simple when my renewal comes up.”

Practical Guidance for Landlords Ahead of 2026

The survey offers lessons for all landlords:

• Start Early: Begin reviewing policies and comparing quotes months before renewal.
• Understand Your Policy: Make sure you know exclusions, claims procedures, and rebuild cost coverage.
• Document Everything: Keep a clear trail of inspections, maintenance, and communication with tenants.
• Prioritise Service Quality: Choose providers who respond quickly and understand landlord-specific risks.
• Consider Specialist Providers: They may cost slightly more but deliver faster claims, clearer policies, and tailored expertise.

Looking Ahead: Strengthening Landlord–Tenant Relationships

The TLA survey makes it clear that insurance is not just a financial product; it is a tool for managing risk, safeguarding tenants, and ensuring long-term portfolio stability. Collaborative solutions, clear communication, and professional support reduce disputes, protect property values, and enhance tenant satisfaction.

A landlord from Bristol reflected: “When insurance works smoothly, everyone benefits. Tenants stay happy, properties stay safe, and I can focus on growing my portfolio.”

Conclusion

As the UK moves into 2026, landlords face a complex insurance landscape. Rising premiums, claim delays, policy exclusions, and regulatory pressures are creating new challenges, but the TLA survey provides actionable insight into how landlords can take control. By understanding common pitfalls, prioritising service quality, documenting carefully, and leveraging professional guidance, landlords can protect their investments and improve outcomes for tenants.

TLA’s Trusted Partner Hub will play a vital role in connecting landlords with vetted insurers, helping them switch with confidence, and reducing the administrative burden of renewals. The Hub represents a step toward more secure, transparent, and efficient landlord insurance solutions that reflect the realities highlighted in the survey.

Landlords interested in reviewing the full TLA survey results can access them here.