Remember, the replacement cost is not necessarily the same as the market value of the property or the price you paid for it! If you under insure your building you could fall victim to the insurers averaging - you will not get the full amount of any claim, so it is in your best interests to work out the replacement value accurately!
You can get an accurate insurance valuation if you go to the Association of British Insurers (ABI) website and use their Building Costs Calculator for home owners. Better still and particularly in the case of unusual properties, such as old, listed, conservation area, thatched or other specialist properties to get a professional insurance valuation carried out by a chartered building surveyor.
Most insurers will index link the annual premiums to the Retail Price Index so that you maintain an accurate insurance value over time, but of course this is all dependent on you getting the value right in the first place.
It's important to remember to get permission in writing from your mortgage lender, insurer and landlord (leasehold property) before you let your property to tenants. This is very important as your insurance cover could be null and void if you fail to do this.
Perils Covered: The perils usually included in most popular building risks policies include: Burglary and Theft, Bursts and Water leaks, Fire, Smoke, Storm and Flood, Subsidence, Vehicle Impact, Aircraft Damage, Lightening, Explosion and Malicious Damage.
As a small time or part-time Landlord, you might think that Employers' Liability is the last thing you need - you'd be wrong! Usually buildings policies will provide some kind of Employers' Liability cover. This covers claims for death or injury to anyone you employ at your property, for example you may employ, on a casual basis only, a gardener / handyman, a property repairer or a painter and decorator. This is why you should have a Liability Insurance for any tradesmen you employ [but the fact is few people do check this].
First and foremost the Landlord should be concerned about the substantial risks now posed by third party liabilities.
In the litigious society in which we now live, anyone operating a business, which you as Landlord is certainly doing that, can easily find yourself on the wrong side of a lawsuit which can seriously damage your wealth and probably health as well! You only need to watch day-time TV for a brief spell to see how many law firms are touting for the business of anyone who has the slightest inkling of a claim.
Make sure your policy includes Property Owners Liability up to something like £5 million of cover. It is vital that you are covered in this way against death, injury or damage to individuals on or near your property for example, tenants, visitors and guests, meter readers, postmen etc. Local Authorities and Universities will normally specify a minimum amount of cover needed when you let to housing benefit tenants or students. Ironically, it's this third party liability, which represents the greatest risk to the Landlord and is often overlooked!
You are responsible for the well being of all tradesmen, visitors and Tenants to the property. The actions of your Tenants could make you liable for an injury to a third party. What a barmy world - but this why you need liability cover specifically for a rented property.
Contents cover on a typical owner occupied household could be anything from £35,000 and upwards. A tenanted property would typically involve a much lower figure as the tenant is responsible for much of the contents. This is particularly so when the property is let unfurnished or partially furnished - an increasingly popular trend.
Limited Contents cover would typically be for in the region of £10,000 to £15,000 and would cover landlords for the loss or damage to items supplied such as carpets, furniture, pictures, ornaments, curtains and blinds, electrical equipment provided, such as Hoovers, TVs, light fittings, and kitchen equipment including fridges, washers, dryers, dishwashers etc on a new for old basis.
Full Contents cover may be more appropriate where the property is let on a fully furnished basis. Where a house is let fully furnished, especially where this is the landlords' main residence with valued contents, then full contents cover is needed. The landlord should also complete a full inventory of contents, along with photographic evidence and schedule of values. The sum insured should be adequate to cover the replacement value of the contents in total.
Immigration Act revised 2016 should a landlord or letting agent fail to ensure ALL tenants/occupiers have a righto reside for the duration of the tenancy then they may be fined £3000 for each breach. The Secretary of State may instruct the landlord to remove such persons without the need of a court order by way of reasonable force
Labour market enforcement - restriction on illegal migrants to work. A labour market enforcement undertaking (an “LME undertaking”) is an undertaking by the person giving it (the “subject”) to comply with any prohibitions, restrictions and requirements set out in the undertaking
Under section 42 of the County Courts Act 1984 it is possible for the Court to transfer a matter from the County Court to the High Court for enforcement but leave (permission) of the Court is required first. The transfer time varies from court to court and can take up to 28 days, but normally takes far less. An application to seek permission can be made either at the time of making the possession claim or after possession has been ordered.