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Landlord insurance can cover your boiler only if you have added boiler breakdown or emergency home cover to your policy. Surprisingly, around 35% of landlords in the UK do not have any proper landlord insurance. And that is a big risk.
Under the Landlord and Tenant Act 1985, you’re legally responsible for fixing things like broken boilers or gas appliances you’ve supplied. That’s why having the right cover in place is not just helpful, it’s essential.
Moreover, landlord insurance may help with repair costs if the boiler breaks down due to a sudden fault or emergency. But it usually won’t pay for wear and tear, annual servicing, or general maintenance.
So to be completely covered, you might need additional boiler cover, particularly if your home is older or has been prone to boiler problems.
What is Landlord Insurance?
Landlord insurance is a special type of cover put in place for rental properties. It is mostly similar to the home insurance you’d purchase for your own home but aimed at covering landlords against risks involving renting.
It usually covers building insurance (to cover the property) and contents insurance (to insure against items you supply, such as furniture or appliances). You can also add some extras such as loss of rent, liability insurance, and emergency cover.
If things go wrong, such as fire, flood, burglary, or vandalism, your insurance can pay for them to be repaired. It can even cover lost rent or legal expenses in certain situations.
What Does Landlord Insurance Cover?
Landlord insurance can cover many things on your rental property. Some of these are:
- The property itself (walls, roof, etc.)
- Furnished items (if included in the tenancy)
- Appliances like ovens or washing machines
- Boiler and heating system (in the case of a breakdown)
- Plumbing and drainage issues
In case of an emergency, your policy will pay out in case of boiler breakdown or bursting pipes. If your boiler suddenly stops working and there is an effect on hot water or heating, the policy will pay out up to £500 for repair, which includes parts and labour.
Below is what is usually covered in case of emergencies related to boilers:
- Total loss of heat
- Boiler breakdown suddenly
- Problems with heating-related plumbing
But be mindful that yearly servicing and regular servicing are not covered. If you want to have cover for things like yearly check-ups, you will need a service agreement or a trade boiler insurance policy.
Always check your policy details to see exactly what’s included—and consider adding additional cover if your current plan is limited.
Does Landlord Insurance Cover Boiler Replacement?
Standard landlord insurance in most cases won’t cover boiler replacement – unless the damage was due to something such as fire, flood, or break-in. Routine stuff such as breakdowns, wear and tear, or age? Those aren’t typically insured.
Let’s set it out simply:
What’s typically covered:
- If your boiler is smashed by a storm, fire, or burglary, your insurance might cover the cost of repair or replacement.
What’s typically not covered:
- Breakdowns due to age or faults
- General wear and tear
- Annual servicing
- Replacement due to poor maintenance
Landlords are legally required to keep the heating system in good working order. So if your boiler breaks down, you’re still responsible for fixing or replacing it, even if your insurance doesn’t pay.
What Is a Landlord's Boiler Cover?
Landlord boiler cover is a policy that covers you for boiler breakdown. It’s different from standard landlord insurance – it’s more specialised and typically more beneficial when it comes to heating problems.
Here’s what it typically covers:
- Call-out and repair fees if your boiler fails
- Boiler replacement (subject to the policy)
- Gas Safety Certificate (CP12) – legally necessary annually
One of the highlights? If things go awry, you don’t have to waste time hunting for a gas engineer. The cover provider sends one round to you, saving you time and taking away your worries.
And, as opposed to buying boiler cover as an extension to your landlord insurance (which might increase your premium), a specialist boiler cover policy can provide superior value and more specialized protection.
Landlord Boiler Cover with CP12
If you’re a landlord, you’re obliged to issue a Gas Safety Certificate (CP12) annually. This ensures your boiler and all gas appliances are safe to use.
A growing number of landlord boiler insurance packages now incorporate CP12 inspections as part of the package. That means you receive:
- An annual boiler service
- A legally necessary safety check
- Easy-to-issue paperwork for passing on to tenants or letting agents
Types of Boiler Cover for Landlords
Landlord boiler cover usually comes in three main types, based on the amount of cover you need, and how much you want to spend.
1. Boiler-only Cover
The most basic and inexpensive option. It only insures the boiler itself – repairs, breakdowns, or even replacement if it’s needed.
But not things like pipes, radiators, or thermostats.
Ideal for: Landlords who want a budget fall-back for big boiler issues.
2. Boiler and Heating System Cover
This includes all in your primary heating system:
- Boiler
- Pipework
- Radiators
- Heat pump (if fitted)
It costs more than boiler-only cover but offers greater peace of mind, especially in older homes where there are more things that can go wrong.
Ideal for: Landlords who don’t want surprise bills during the heating system, not just the boiler.
3. Emergency Cover
This is typically the most thorough (and most costly) choice. It insures your whole heating system but also provides 24/7 call-outs for sudden problems such as:
- No hot water
- No heating
- Leaks
- Burst pipes
This is perfect for coping with out-of-hours crises, where tenants must be assisted immediately.
Ideal for: Landlords who are far from the property or don’t wish to deal with late-night repair phone calls.
What's Included in the Landlord Boiler Cover?
Exactly what’s covered depends on the policy you go for. This is a general breakdown:
| Type of Cover | What’s Usually Included |
|---|---|
| Boiler-only | Repairs to the boiler unit, sometimes parts & labour |
| Boiler + Heating System | Boiler, pipework, radiators, thermostats |
| Emergency Cover | Full system + 24/7 emergency call-outs and fast response |
Some policies also cover:
- Annual boiler service
- Gas Safety Certificate (CP12)
- Access to approved engineers
Landlord Boiler Service and Gas Safety Certificate
Most landlord boiler cover policies include an annual service – and one that you’ll want, not just for safety’s sake, but because it’s also a legal requirement.
You are required, as a landlord to:
- Have a Gas Safety Certificate (CP12) annually
- Give your tenants a copy of the certificate within 28 days
- Keep records of every inspection
Some policies will bundle in the certificate and service, getting you out of the hassle of organising it yourself annually.
Can I Switch Insurance Providers for My Boiler Cover?
Yes, you can. Most landlord boiler cover policies last 12 months, and when that period is up, you can switch insurers. Indeed, switching could save you money, especially if your existing premium has gone up or your situation has changed.
Before switching:
- Use price comparison sites to find deals
- Read the fine print, don’t necessarily go for the cheapest policy
- Make sure the new one covers what you actually need (e.g. call-outs, parts & labour, CP12, etc.)
You don’t have to stay with your existing insurer if you’re not happy. Just make sure there is no break in cover when switching, especially in winter.
Is a Landlord Boiler Cover Essential?
No, landlord boiler cover isn’t a legal requirement, but it’s highly recommended. Boilers can break down without warning – and repairs aren’t cheap. Having a boiler cover in place means:
- You’re protected from unexpected costs
- Repairs can be arranged quickly, often with 24/7 call-out support
- You’ll avoid delays in winter when plumbers are busiest
More significantly, it makes your tenants warm and content. An annual boiler service is also included with some policies, which maintain the boiler’s life and ensure that it continues to run safely.
By law, you have to repair boiler faults within a reasonable time, but being covered makes it quicker and easier to do so. So not technically required by law, it’s a wise safety net—particularly if you have more than one property.
Things to Consider for Landlord Boiler Breakdown Cover
Before subscribing, ensure that you know precisely what you’re buying. These are the primary things to be aware of:
- Boiler Age: Some insurers exclude boilers beyond 7–10 years old.
- Call-Out Limits: Watch out for restrictions on out-of-hours call-outs or additional charges for nights/weekends.
- What’s Included: Some policies cover just the boiler, but others extend to the complete heating system. Always confirm.
- Excess Fee: This is what you’ll pay toward a claim. A higher excess can mean lower monthly costs, but more out-of-pocket in emergencies.
- Monthly Cost: The cheapest isn’t always best. Compare features, not just price. Make sure the policy suits your property and your tenants’ needs.
Have an Outdated Boiler? Replace it for Free with the ECO4 Scheme
Many landlords in the UK have an outdated non-condensing boiler (installed before 2005) in their properties. If your tenant qualifies for the ECO4 scheme, you can have a brand-new, efficient boiler fitted at your property at absolutely no cost to you.
To qualify for a free boiler grant under the ECO4 scheme, your tenant must be a recipient of certain government benefits, like Universal Credit, Pension Credit, etc.
Not sure if you’re eligible for the grant? You can contact us at ECO Energy Services, and we’ll find out your eligibility for the grant for free.
The Bottom Line
Boiler cover for landlords is a worthwhile investment—especially if you don’t want to face costly surprises and want to keep your tenants happy. From rapid emergency call-outs to regular servicing, a decent policy provides reassurance.
Just take note of what’s in and out and opt for a cover best suited for your boiler’s age, your means, and the demands of your property.
FAQs
Boiler guarantees typically last 2–5 years and are for parts and labour. But they typically have to be serviced annually to remain valid and only protect the boiler itself.
Some insurers exclude cover for boilers more than 7 years old. Servicing will still cover it and run its course until it needs replacing.
Yes, boiler repairs or replacements can be accounted for as allowable expenses. But you can’t claim if the whole cost was paid for by insurance.
If your boiler is still under warranty, you might not need the full insurance. You could simply insure the remainder of the heating system instead.
Yes, most of the policies come with an excess. A higher excess reduces premiums—but increases out-of-pocket expenses when you make a claim.
