Why think about merging your properties under one policy?
Owning more than one rental can feel like a juggling act. Renewal dates rarely line up, premiums leave your account when you have almost forgotten about them, and the paperwork mounts. A portfolio policy brings everything under one roof. One renewal date. One set of documents. One provider to call when things go wrong. It is not just about convenience, it is about making your portfolio easier to manage and giving you greater control.
What is a landlord portfolio policy?
A portfolio policy is designed for landlords with multiple properties. Instead of holding a separate policy for each house or flat, everything sits under one agreement. That does not mean your insurer treats every property the same; location, tenant type, and building details are still assessed individually. What changes is the admin. You deal with one contract instead of several, which simplifies the process.
Is it always the better option?
Not always. If you only own two or three rentals, separate cover may be fine. But as your portfolio grows, managing individual policies can become a burden. With a portfolio policy you might:
- Align all your renewals on the same date.
- Unlock discounts for covering multiple properties together.
- Access specialist options such as HMOs or mixed-use buildings.
- Simplify claims by dealing with one provider.
The trade-off is that you are more reliant on a single insurer, which makes comparing options at renewal especially important. For many landlords, however, the advantages outweigh the drawbacks.
What types of property can you include?
One of the main attractions is flexibility. Portfolio cover often applies to a mix of property types, such as:
- Houses, whether terraced, semi-detached, or detached.
- Flats in larger blocks.
- Student lets and HMOs (if licensed).
- Commercial units rented to businesses.
- Holiday lets or short-term rentals.
Not every insurer covers every type. Some may accept student houses but exclude holiday cottages. The strength of a portfolio policy is that it can be tailored to your particular mix of properties.
What information do insurers need?
More properties mean more detail. Be ready to provide:
- Address and postcode for each property.
- Type, age, and construction details.
- Who occupies the property; professionals, students, holiday guests, or businesses.
- Security details such as locks, alarms, or fire systems.
- Claims history for each property, not just overall.
- Rebuild cost estimates rather than market value.
Gathering this in advance makes the process smoother. Think of it as building a portfolio pack; the more complete the picture, the easier it is to arrange cover.
Do all properties get treated the same?
No, and that is part of the benefit. You can mix and match within one policy. For example, a furnished flat might need contents cover, while a commercial unit only requires buildings insurance. You could add rent guarantee on a student property but leave it off a long-term let with reliable tenants. The policy is centralised, but you still have flexibility.
How do you deal with different renewal dates?
If your current policies end at different times, moving to a portfolio plan takes some coordination. Most insurers allow you to phase properties in as old policies expire. You may have a few months of overlap, but within a year everything should be aligned on one schedule, which makes things much easier in the long run.
Can a portfolio policy save you money?
It can, but not always. Insurers often reward scale; covering several properties together looks attractive to them. That said, they still price each property individually. A well-maintained flat in one area will not cancel out the higher risk of an older HMO elsewhere. Whether you save depends on the mix in your portfolio.
What extras are worth considering?
With more properties, certain add-ons become particularly valuable, such as:
- Loss of rent: Protects income if a property becomes uninhabitable.
- Public liability: Essential where tenants, visitors, or tradespeople could make claims.
- Legal expenses: Useful for disputes or evictions.
- Emergency assistance: Support for urgent repairs such as leaks or boiler failures.
Bundling these across a portfolio is often simpler; and sometimes cheaper; than buying them individually.
Are there risks to consolidating?
Yes, and it is worth being aware of them. Putting everything with one insurer means if service declines, switching can be more complicated. A large claim on one property could also affect the terms of the entire portfolio. Choosing the right insurer matters, so check their financial strength, reputation, and claims handling before committing.
How do you set it up?
The process usually works like this:
- Find insurers or brokers who handle landlord portfolios.
- Provide details of each propert