Landlord Maintenance, Emergency & Boiler Cover Insurance

What is Landlord Maintenance, Emergency & Boiler Cover Insurance?

Do you really NEED it?

And how much does it cost?

Let’s talk about it…

Landlord Maintenance, Emergency & Boiler Cover Insurance

There’s a common misconception that being a landlord is a passive way of generating money. That is categorically false!

I have lost count of the amount of times I’ve had to deal with maintenance issues that required an active response.

Of course, it’s Sod’s law that breakdowns occur at the worst possible time. I’ve frequently had to address a maintenance issue while on holiday, or towards the latter end of the year when the weather takes a turn for the worst, and everything naturally starts to crumble… for everyone!

So with that in mind, in comes Maintenance & Emergency Insurance– a landlord insurance policy designed to ease the pain for landlords in these very situations. So appealing is the idea of not having to deal with emergency maintenance issues (e.g. leaking pipes, boiler breakdowns), or at least lesson the pain, that they’ve become an increasingly popular appliance in a landlord’s toolbox.

Page contents:

What is landlord Maintenance & Emergency Insurance?

While all Maintenance & Emergency insurance plans differ depending on provider and policy, they generally do the following:

  • Provide a 24-hour helpline for your tenants to call in the case of a covered emergency (e.g. gas, electricity, water, leaks, security of doors and windows etc)
  • Quick response time to assist with emergencies by qualified contractors
  • Covers up to a certain amount of costs for each incident
  • Most policies don’t charge for callout or labour, but may charge for parts if necessary

Bear in mind, these policies won’t cover general maintenance of your property- you’re not buying a handyman service e.g. someone won’t pop over to paint your withering frontdoor. These policies are for emergencies and breakdowns e.g. boiler repairs and pipe leaks! So it’s important to check what is covered before buying any policy!

How much does Landlord Maintenance & Emergency Insurance cost?

Prices can vary depending on the level of service you require, but a ballpark figure is £20 – £25 per month. However, it really, really, really does vary and depend. However, to give you some idea, I’ve digged out current rares for some popular suppliers:

Landlord Landlord Maintenance & Emergency Insurance Cover
SupplierRatingDetailsPrice
Rating

4.6

Reviews.co.uk
‘Heating & Home Plan 3’
  • Boiler & Controls Breakdown
  • Annual Gas Safe Check / CP12 Certificate
  • Boiler Replacement
  • Central Heating System
  • Gas Supply Pipes
  • Plumbing
  • Electrics
  • 24 Hour UK Helpline
  • 24 Hour Call Outs
  • Unlimited Claims

They offer a bunch of other packages, some of which provide more or less coverage. To get an idea of what’s available, you can look through all their packages here.

Price
£23Inc VATPer monthNo excess fees!
More Info
15% Discount Code: PVL15
Rating

4.6

TrustPilot Reviews
‘Landlord 24|7 Home Care’ Cover
  • Boiler Breakdown
  • Annual Gas Safe Check / CP12 Certificate
  • Carbon Monoxide Test
  • Nationwide Coverage
  • Central Heating System
  • Parts & Labour
  • Annual Boiler Service
  • Electrical Emergency
  • Home Security
  • 24 Hour Call Outs
  • 24 Hour UK Helpline
  • Unlimited Call Outs
  • Unlimited Claims

They offer a bunch of other packages, some of which provide more or less coverage. To get an idea of what’s available, you can look through all their packages here.

Price
£32.99Inc VATPer monthNo excess fees!
More Info
10% Discount Code: AW10

When getting a quote, ensure you check if there is an excess fee! The policies listed above have NO excess, but you can get the same policy for a lower cost if you’re happy to pay an excess when making a claim.

Most suppliers will offer a saving if you pay one year upfront, as opposed to monthly!

Annual gas safety check (CP12 Certificate) is worth approximately £70 by itself.

Where can I get Landlord Maintenance & Emergency Insurance? Where’s the best place?

As mentioned above, 24/7 Home Rescue offer a bunch of solutions, and they seem to be a reputable service. At the time of writing this blog post, they have a TrustScore of 4.5/5 on TrustPilot. Make of that what you will.

Other than that, I suggest going with the usual comparison websites, like CompareTheMarket.com – they’ll give you the biggest selection of products. You can start your search for Landlord Emergency Cover from this link.

Do Landlords need Maintenance & Emergency Insurance?

No, it’s not a legal requirement or anything like that. It’s 100% optional, and there to provide convenience.

However, many landlords do save money with a policy like this in the long-run, and beyond that, there is definitely value in the stress it can spare.

For example, when a tenant reports an issue, I don’t automatically send someone out to look at the problem, usually. That’s surefire way of needlessly spending a lot on unnecessary ‘call out’ fees.

I’ve learnt from experience that it’s not wise to assume that every reported maintenance issue is legitimate and requires professional assistance to resolve. What I’m really saying is: tenants often report ridiculous maintenance issues that can be resolved with a spanner (i.e. tightening a bolt to stop a leak). The reality is, you don’t want to pay someone on a ad-hoc basis for diagnosing those non-issues. That’s where maintenance & emergency insurance policies can save a small fortune, especially those that come with the benefit of ‘unlimited callouts’ (which many of them do).

Another point to consider: if you’re a proud owner of a modern property with new/reliable products (which often are already covered by their own warranties and guarantees), insurance may not make sense. But if you’re frequently shelling out on maintenance fees, or if you simply the reassurance of knowing you won’t have to go through the agonising pain of having to tracking down a local plumber/electrician to quickly resolve a problem (e.g. a burst pipe or broken boiler)… this could be the solution for you.

It’s also worth bearing in mind that if you don’t get use out of the insurance, you don’t have to renew it.

Landlord Boiler Cover

Needless to say, prevention is always better than cure. So it’s always best to get a quality boiler for rental properties from the offset. I can tell you from years of experience as landlord that cheap is certainly not cheerful when it comes to boilers. A quality and reliable boiler is a wise investment and will pay dividends!

I can tell you the following about boilers…

  • They’re freaking expensive to maintain and/or replace. Over the years I’ve thrown more money at boiler maintenance than I wish to remind myself. If I do the maths I’d probably projectile vomit all over my keyboard.
  • They’re an absolute nightmare when they breakdown, because it usually means the tenant has no access to hot water or heat. A broken boiler is highly disruptive to every day living, and if landlords don’t act fast to resolve the issue, it usually results in bad relations with the tenant (understandably so).
  • A boiler is probably the last appliance I would want to breakdown, particularly during winter, because finding a reliable engineer during peak season can be soul-destroying.

A workhorse boiler by a reputable brand should keep maintenance to a minimum, as long as it’s used properly and serviced regularly. Generally speaking, they come with 5-10 year warranties, so a separate boiler cover plan isn’t necessary.

However, if your boiler isn’t currently covered, subscribing to a Maintenance & Emergency Insurance policy that comes with boiler cover (most of them do) or a specialist boiler care plan, can be invaluable. Of course, whether it makes sense for you will depend on your circumstances. You can base your decision on a couple of thought processes…

  • Do you have an old boiler which frequently breaks down, or inevitability seems like it’s about to? Replacing the boiler might be the safest and cheapest option (in the long-run), but depending on your circumstances, boiler cover might be a good option also.
  • If you have a brand new boiler which comes with a decent manufacture warranty, you may not need to be overly fussed about boiler cover, but you may benefit from other aspects of a maintenance policy.
  • If you want the peace of mind of knowing that you have emergency cover, whether it be for a old or new boiler, or whether you’re on holiday or at home, then a policy with boiler cover seems like the ideal solution. The reality is, one of the biggest selling points of emergency cover is the stress and hassle it can alleviate.

I’ve already recommended a Maintenance & Emergency Insurance supplier, which includes boiler breakdown cover. However, if you’re just looking for just a Landlord Boiler Care Plan, the following have a decent reputation.

Landlord Boiler Care Plan Supplier
SupplierRatingDetailsPrice
Rating

4.6

Reviews.co.uk
‘Boiler Care Plan 1’
  • Boiler Replacement
  • Instant Protection
  • Gas Safety Inspection
  • Boiler and Controls

They offer a bunch of other packages, some of which provide more coverage. To get an idea of what’s available, you can look through all their packages here.

Price
£16Inc VATPer monthNo excess fees
More Info
15% Discount Code: PVL15
Rating

4.7

TrustPilot Reviews
Instant Quote
  • Annual Boiler Service
  • Landlord Gas Safety Record (LGSR)
  • Boiler and Controls

They offer a bunch of packages and options, some of which provide more coverage and savings. To get an idea of what’s available, you can start by getting a quote in 10 secs.

Price
£20 approxInc VATPer month
Get a quote in 10 secs

When getting a quote, ensure you check if there is a call-out charge or excess fee!

Most suppliers will offer a saving if you pay one year upfront, as opposed to monthly!

Annual gas safety check (CP12 Certificate) is worth approximately £70 by itself.

Why it’s important to deal with maintenance issues efficiently in rentals

Many landlords have this terrible misconception that delaying or completely avoiding emergency maintenance issues, particularly when it involves gas, water and electricity, is a money-saving tactic. It’s not. In fact, it’s the complete opposite, hence the utter misconception.

While human decency and morals should be enough to encourage every landlord to take hold of their obligations by providing their tenant with a safe and clean environment, it’s sadly not always enough. So here are a few other reasons…

  • Increases tenant turnover
    Provide a poor service and tenants are more likely to end the tenancy, which creates a high tenant turnover.

    In reality, it’s usually cheaper to resolve maintenance issues quickly as opposed to forcing a displeased tenant to leave, and then spending money on finding new tenants and swallowing the cost of void periods.

  • Problems can manifest
    Generally, problems don’t get better with time. For example, a broken boiler is not like a glass of red wine, it won’t get better with age; it’s not going to progressively start improving it’s heating efficiency. On the contrary, it’s more likely to deteriorate day-by-day until it has nothing left to offer.

    It’s usually always cheaper to attend to gas and electrical issues before they manifest into serious problems. In fact, that’s usually the case with any type of problem.

  • Legal obligation
    It’s amazing (and scary) how many landlords either fail to remember or simply don’t care, that it’s their legal obligation to keep their property in proper working order, that includes water, heating, gas and electricity.

    Needless to say, failing to comply can lead to financial penalties and even imprisonment.

  • Tenant safety
    Perhaps the most important reason on the list.

    By failing to meet your legal obligations to repair and maintain your property, particularly in emergencies, you could be putting your tenant at risk. The consequences of that could be fatal… and unbelievably expensive!

  • Creates bad relationship with tenant
    There’s nothing worse than a sour tenant/landlord relationship, it makes everything infinitely more difficult.

    One sure-fire way of creating tension between you and your tenant is by failing to maintain and repair. And believe me, a disgruntled tenant can do a lot more damage to your pocket than you could ever do to theirs.

Do you need anymore convincing? No? Good.

Top tips for buying your landlord Maintenance & Emergency Insurance

  • Inform your insurer of any changes of circumstance – Insurers are notorious for finding ways to withhold from paying out when a claim is filed. If they can find a reason not to pay out, they will, so it’s in your best interest not to give them one.

    If there’s ever a change in circumstance which your insurer should be aware of, inform them immediately so they can update your policy. Failing to do so could invalidate your policy and impede on your right to take advantage of your fabulous policy!

  • Call-out limits – many policies cap the amount of call-outs you’re entitled to per year, so be aware of what your policy offers. If you anticipate large volumes of call-outs (based on historic events), you may want to opt for an unlimited call-out policy.

    That said, a limit of 8 call-outs per year (for example) can still save you a butt-load.

  • Parts/replacement coverage – be clear on what your policy covers, particularly when concerning part(s) replacements (e.g. new for old), as opposed to only covering the restoration of old/faulty parts.
  • System modification – check to see if all your appliances are covered despite any modifications that may have been made since the systems were first installed, as this is often used as an excuse for insurance companies to void claims/policies. Getting written confirmation is advised.
  • Keep switching – as with car insurance, you may want to look for quotes from the same or different supplier at the end of the fixed term. That way you’re more likely to benefit from the best deals, including introductory offers.

6 Comments- Join The Conversation...

Guest Avatar
Mike 3rd February, 2016 @ 12:15

I think the only policy worth having is the full package including unlimited call out ,parts ,replacement new for old etc. That's the only way you know what you are paying for a whole year ie 12 x the monthly fee but obviously those policies have the highest monthly fees.
The problem with all the cheaper options is in effect you are signing a blank cheque as the cheaper plans have upper limits on coverage , and all it needs is an inexperienced tradesman to make the wrong diagnosis and do work /replace parts that doesn't need doing and you are footing the bill for everything above the policy limits.
It's also important to get in writing or by e mail, confirmation that you are covered despite any modifications that may have been done since the systems were first installed as this is often used as an excuse by them to not to pay out when you have a problem .

1
The Landlord Avatar
The Landlord 3rd February, 2016 @ 21:42

@Mike
Great points, appreciated it.

I've added them to the blog post, under the "Important notes to remember" section.

The only part I'm slightly in disagreement with is the "unlimited call out" restriction. Having a limit of 8 call-outs (for example) per year can still be financially beneficial. I think it depends on whether you anticipate high-volume call-outs based on historic events e.g. old Victorian houses, which are often prone to breakdowns.

Thanks again!

2
Guest Avatar
nasreen ahmed 20th September, 2019 @ 16:52

i am looking for landlord home emergency cover not landlord insurance. Please get back to be with some comparison quotes
kind regards
Nasreen

3
The Landlord Avatar
The Landlord 21st September, 2019 @ 16:24

@nasreen
You can try 24/7 Home Rescue - they offer a range of landlord emergency plans.

4
Guest Avatar
Himanshu 10th April, 2020 @ 16:06

Was planning to take out boiler and other maintenance cover with Corgi but it states:

• The policy does not cover landlords or tenants, you must be the owner of the home.

I am the owner and a landlord - am I covered?

Does anyone know of a policy which covers multiple properties for maintenance?

Thanks for your help.

5
Guest Avatar
Eric 11th April, 2020 @ 09:10

@Himanshu,

It says the policy doesn't cover landlords. I'm presuming the cover you're looking at is for residential properties.

6

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