The Property Insurance Maze: What You Actually Need (and What You’re Double-Paying For)

If you own a property—whether it’s a shiny new build, a buy-to-let investment, or just your own home—the paperwork can be overwhelming. You likely have a stack of policy documents that all sound vaguely similar.

Do you really need boiler cover if you have buildings insurance? Does your new build warranty replace standard insurance? And whose job is it to insure the carpets?

Here is a breakdown of the five main types of property protection, what they actually cover, and where the confusing overlaps hide.

1. Buildings Insurance

"The Shell and The Skeleton"

This is the non-negotiable one for almost every homeowner (though if you are a leaseholder in a block of flats, the freeholder usually manages this for you).

• What it covers: The structure of the property. Think: roof, walls, windows, and permanent fixtures like fitted kitchens and bathrooms. A good rule of thumb is: if you picked the house up and shook it upside down, anything that doesn't fall out is Buildings Insurance.

• Key protections: Fire, flood, storm damage, subsidence, and vandalism.

• The "Grey Area": Laminate flooring and fitted wardrobes. These are usually considered "buildings" because they are attached to the property, but some insurers argue they are "contents." Always check your specific policy definition of "fixtures and fittings."

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2. Contents Insurance

"Your Stuff"

While Buildings insurance covers the house, Contents covers your life inside it.

• What it covers: Everything you would take with you if you moved. Furniture, electronics, clothes, jewellery, and curtains.

• Key protections: Theft, fire damage to goods, and accidental damage (if you pay extra—like spilling wine on the sofa).

• The Overlap: Carpets. This is the classic argument. In most leasehold flats, carpets are "contents" (leaseholder's responsibility) even though they feel like part of the building. In some comprehensive buildings policies, they are included. Always assume they are Contents unless told otherwise.

  
  

3. New Build Warranty (e.g., NHBC, LABC)

"The 10-Year Safety Net"

This is often confused with insurance, but it is actually a warranty against bad workmanship. If you buy a brand-new home, you usually get a 10-year policy (like the NHBC Buildmark).

• What it covers: Structural defects caused by the builder failing to build correctly.

  • Years 0-2: The builder must fix almost any defect (leaky windows, loose tiles).

  • Years 3-10: Only covers major structural issues (foundations, roof collapse).

• The Overlap: Storm vs. Defect. This is where people get caught out.

  • If a storm blows your roof off, that is Buildings Insurance.

  • If the roof leaks because the tiles were never nailed down properly, that is New Build Warranty.

  • You need both policies. The Warranty does not cover fire, theft, or flood.

    
    

4. Landlord Insurance

"The Business Policy"

If you rent out your property, standard home insurance is void. You need a specialized Landlord product.

• What it covers: It is essentially Buildings (and sometimes Contents) insurance wrapped with business protection.

  • Public Liability: Essential if a tenant trips on a loose carpet and sues you.

  • Loss of Rent: Pays the rent if the house burns down and tenants have to move out.

  • Tenant Default Insurance: (Optional add-on) Pays if the tenant simply stops paying.

• The Overlap: If you rent out a furnished flat, you might have "Landlord Contents" insurance for your sofa, while the tenant needs their own "Tenant Contents" insurance for their laptop.

  
  

5. Boiler Insurance (Home Emergency Cover)

"The Breakdown Service"

This is effectively "AA for your house."

• What it covers: Mechanical breakdown. If the boiler stops working, the heating fails, or a pipe bursts spraying water everywhere, this covers the cost of the plumber/engineer to come out and fix the immediate problem.

• The Overlap: The "Trace and Access" Trap.

  • Boiler Insurance pays to fix the broken boiler part.

  • Buildings Insurance pays to repair the ceiling damaged by the water leak.

  • Most Buildings policies do NOT cover the repair of the boiler itself, only the damage the water caused.

  • However, many premium Buildings Insurance policies now include "Home Emergency" as an add-on. Check your main policy before buying separate boiler cover—you might already be paying for it!

Summary: The "Water Leak" Scenario

To understand the overlaps, imagine a pipe bursts under your sink, ruining your kitchen cabinet and your expensive rug.

1. Boiler/Emergency Cover: Pays for the plumber to arrive at 2 AM and stop the leak.

2. Buildings Insurance: Pays to replace the water-damaged kitchen cabinet and fix the floorboards.

3. Contents Insurance: Pays to replace your soggy rug.

4. New Build Warranty: Would only pay if the pipe burst because the builder installed it incorrectly 6 months ago.

Takeaway: Don't assume one policy does it all. The most common gap is between the mechanical failure (the broken thing) and the consequential damage (the wet thing). Make sure you know which policy picks up which bill.