Buildings, contents and landlord insurance — arranged right.
General insurance protects the physical assets behind your financial life. Buildings insurance is a mortgage lender requirement from exchange of contracts. Landlord insurance covers tenant damage, loss of rent and liability. Contents insurance protects everything inside. We search the whole market to find the right cover at the right price — from a source independent of your lender.
Four types of general insurance — each with different requirements.
The right general insurance depends on whether you own or rent, whether you live in the property or let it, and what your mortgage lender requires. Here is what each type of cover does and why it matters.
Rebuild cost vs market value — a critical distinction
One of the most common and costly mistakes in buildings insurance is confusing rebuild cost with market value. Buildings insurance must be set at the rebuild cost — the cost of demolishing and reconstructing the property from scratch, including professional fees, site clearance, and materials — not the price you paid for the property or its current market value.
In London and Essex, market values and rebuild costs frequently diverge significantly. A Victorian terrace in Romford worth £400,000 on the open market may have a rebuild cost of £200,000 because the land value accounts for a significant proportion of the market price. Conversely, a large detached property in outer Essex with extensive custom features may have a rebuild cost that exceeds its market value. Insuring at market value means you are either over-insured — paying unnecessary premiums — or, more dangerously, under-insured if the rebuild cost is higher than you assumed.
We use the BCIS (Building Cost Information Service) House Rebuilding Cost Calculator — the same tool used by professional surveyors — to establish an accurate rebuild cost before arranging buildings insurance. We also ensure your mortgage lender is noted as an interested party on the policy, which is a standard lender requirement.
- Rebuild cost established using the BCIS calculator
- Cover in place from exchange of contracts — not just completion
- Lender noted as interested party as standard
- Annual rebuild cost review to keep sum insured accurate
- Competitive whole of market search for best premium
- New for old replacement terms reviewed on each policy
General insurance — what we check
Every policy comparison we carry out reviews these key factors to ensure you have the right cover at the right price.
Do not accept the buildings insurance offered by your mortgage lender. Lender-referred insurance is often significantly more expensive than the open market. You are entitled to arrange cover independently — your lender cannot refuse your mortgage if you do so.
General insurance types — compared at a glance
Understanding which type of general insurance applies to your situation is the starting point for getting the right cover. This table summarises the key differences.
| Cover Type | Who Needs It | Mortgage Required? | Key Features |
|---|---|---|---|
| Buildings Insurance | Homeowners (owner-occupiers) | Yes — lender requirement | Covers structure; based on rebuild cost; in place from exchange |
| Contents Insurance | Owner-occupiers & tenants | Not required | Personal possessions; new for old; high-value items specified |
| Combined Buildings & Contents | Owner-occupiers | Buildings element required | Single policy; often cost-effective; one excess to manage |
| Landlord Insurance | Buy-to-let landlords | Lender requirement where mortgaged | Buildings + tenant damage + loss of rent + liability |
| Rent Guarantee Insurance | Buy-to-let landlords | Not required | Rental income protected; legal expenses; requires tenant referencing |
How we arrange your general insurance
Whether you are buying your first home, remortgaging, or building a property portfolio across London and Essex, we arrange the right general insurance at the right time.
Understanding your property and cover requirements
We begin by establishing the type of property, its construction, whether you will be living in it or letting it, and whether it is being purchased with a mortgage. For purchase clients, we note the exchange date so that cover can be arranged in time. For landlords, we establish the number of tenancies, property types, and whether rent guarantee cover is also required. We review any existing policies to identify gaps or duplications before recommending new cover.
Calculating an accurate rebuild cost for buildings cover
We use the BCIS House Rebuilding Cost Calculator to establish the correct rebuild cost for buildings insurance. This is based on the property's floor area, construction type, age, location, and special features. An accurate rebuild cost ensures you are neither over-insured (paying unnecessary premiums) nor under-insured (at risk of receiving a reduced payout due to underinsurance at claim stage). For older or non-standard construction properties — common in London and Essex — we take particular care to reflect any additional rebuilding costs correctly.
Searching the whole market for the best terms
We search the whole of the general insurance market, not just the panel of a single insurer or network. This means we can access competitive terms for standard properties and specialist terms for non-standard construction (timber frame, listed buildings, flat roofs, thatched roofs), flood-risk properties, and high-value homes. For landlords, we compare landlord-specific policies that include the full range of letting risks. For rent guarantee cover, we compare policy terms, claim processes, and insurer claims handling records alongside the premium.
Getting cover in place before exchange
For purchase clients, we coordinate with your solicitor and lender to ensure buildings insurance is confirmed and in place before the exchange date. Where your lender needs to be noted on the policy as an interested party, we handle this as part of the arrangement process. We issue your schedule of insurance and provide confirmation documents in the format required by your solicitor and lender. There are no last-minute surprises on exchange day.
Reviewing and updating your cover each year
Building costs change, property values change, and your circumstances change. We carry out an annual review of your buildings and contents cover to ensure the sum insured remains accurate and the policy continues to represent good value. For landlords with growing portfolios, we review whether individual property policies or a portfolio landlord policy provides better terms and administration. We contact you before each renewal rather than allowing policies to auto-renew without a proper review.
General insurance — your questions answered
The most important questions clients in London and Essex ask us about buildings, contents and landlord insurance, answered clearly and without jargon.
Buildings insurance must be in place from the date of exchange of contracts, not completion. On exchange, you become legally obligated to purchase the property and carry the risk if it is damaged or destroyed before completion. Most lenders require evidence of buildings insurance before they will release funds, and many solicitors request confirmation of cover as part of the exchange process. If you are buying with a mortgage, your lender will need to be noted on the policy as an interested party. We arrange buildings insurance ahead of exchange to ensure there is no gap in cover at this critical stage.
Buildings insurance must be based on the rebuild cost of your property — the cost to demolish and reconstruct it from scratch — not the market value. In London and Essex, these figures can differ dramatically. A property worth £500,000 on the open market may have a rebuild cost of £250,000, or vice versa. Insuring at market value may mean you are significantly over-insured and paying unnecessary premiums, or in some cases under-insured if rebuild costs are higher than expected. Many properties are under-insured because owners guess rather than calculate the rebuild cost. We use the BCIS rebuild cost calculator to establish an accurate figure.
Standard residential buildings insurance is not suitable for properties you let to tenants. Landlord insurance extends buildings cover to include risks specific to letting: tenant damage (accidental and malicious); loss of rental income if the property becomes uninhabitable following an insured event; property owner's liability (protecting you if a tenant or visitor is injured); and in some cases, legal expenses. Standard buildings policies often exclude or limit claims related to tenanted properties. If you let a property on a standard residential policy, your insurer may decline claims. We arrange landlord-specific buildings insurance that covers the full range of risks inherent in letting.
Rent guarantee insurance pays your rental income if your tenants stop paying rent, and typically covers legal expenses associated with eviction proceedings. Buy-to-let landlords in London and Essex who depend on rental income to cover their mortgage payments are particularly exposed to rent arrears — if a tenant stops paying and eviction takes four to six months, the landlord must fund the mortgage personally throughout. Rent guarantee insurance removes this risk. Most policies require tenants to have passed a referencing check and may specify the tenancy agreement type. We advise landlords on the most cost-effective combination of landlord buildings insurance and rent guarantee cover.
Buildings and contents insurance can be purchased as a combined policy or as two separate policies. Combined policies from a single insurer are often more convenient and may be cheaper if the insurer is competitive on both products. Separate policies allow you to shop for the best provider for each type of cover. For owner-occupiers, combined buildings and contents insurance is usually appropriate. Landlords typically need buildings insurance only, as tenants are responsible for insuring their own contents. Tenants who do not own property need contents-only insurance — buildings cover is the landlord's responsibility. We identify the right structure and search the market for the best terms.
You can and should choose your own buildings insurance from the open market. Your mortgage lender cannot require you to use their in-house insurance or a specific insurer as a condition of granting your mortgage — this was prohibited by the FCA. Lender-referred insurance is often significantly more expensive than equivalent cover arranged independently. Your lender must simply be satisfied that adequate buildings insurance is in place and that they are noted as an interested party on the policy. We arrange buildings insurance that meets your lender's requirements from the open market, often at a considerably lower premium than the lender's own referral.
Get a free general insurance quote today.
We search the whole market for buildings, contents and landlord insurance — ensuring the right cover is in place at the right time. The consultation is free and there is no obligation.
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Get your property insured correctly from the start.
Buildings insurance at the wrong sum insured, a standard policy on a tenanted property, or cover that starts at completion rather than exchange — these are common mistakes with serious consequences. Let us get it right for you from day one.
