Property Owners Insurance

HMO Insurance

Specialist insurance for Houses in Multiple Occupation. HMOs have unique risks that standard landlord policies don't cover. We arrange tailored protection for licensed and unlicensed HMOs across the UK.

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Important: Focus Insurance Services is an insurance broker, not an insurer. We arrange cover on your behalf and provide advice tailored to your needs. Policy terms, conditions, and exclusions apply. Please read all documentation carefully.

What Does HMO Insurance Cover?

HMO insurance provides enhanced protection for the additional risks associated with multiple-occupancy properties. Coverage typically includes:

Buildings Insurance

Full rebuilding costs protection for the property structure, including any conversions or adaptations made for HMO use.

Enhanced Liability Cover

Higher property owners' liability limits (typically £5m+) to reflect increased exposure from multiple tenants and visitors.

Loss of Rent – Multiple Units

Cover for lost rental income across all letting units if the property becomes uninhabitable following an insured event.

Communal Areas Cover

Protection for shared spaces, hallways, kitchens, and bathrooms including fixtures and fittings.

Legal Expenses

Cover for legal costs including HMO licensing disputes, tenant evictions, and regulatory matters.

Employers' Liability

Required if you employ cleaners, maintenance staff, or property managers — typically £10m cover, legally required.

Landlord Contents

Protection for landlord-owned furniture and appliances in individual rooms and communal areas.

Accidental Damage

Optional cover for accidental damage caused by tenants to the building fabric and landlord-owned contents.

Engineering Inspection

Cover for statutory inspections of lifts, fire alarms, and other safety equipment required under HMO licensing conditions.

Why Choose Focus Insurance?

As an independent broker, we work for you – not the insurers. Our expertise ensures you get the right cover at the right price.

HMO Specialists

We understand HMO licensing requirements and the specific insurance needs of multi-let properties.

Compliance Support

Guidance on insurance requirements for HMO licensing applications and renewals across all local authority schemes.

Fast Turnaround

Quick quotations and policy documentation to support time-sensitive property purchases and licence renewals.

Portfolio Arrangements

Single-policy cover for landlords with multiple HMO properties, simplifying administration and renewal.

Is This Cover Right for You?

This insurance is designed for property owners and investors who need comprehensive protection. It may be suitable if you:

Own a licensed HMO (mandatory or additional licensing scheme)
Let a property to 3 or more tenants forming 2+ separate households
Have converted a property into bedsits or studio flats
Own student accommodation let on individual tenancies
Need enhanced liability cover for multiple occupants
Require employers' liability for cleaners or maintenance staff
Hold a portfolio of HMO properties requiring single-policy cover

What We'll Need for Your Quote

1
Property address and HMO licence number (if applicable)
2
Number of letting units and bedrooms
3
Number of tenants and household composition
4
Property construction type, age, and number of storeys
5
Rebuild value and landlord contents value
6
Fire safety measures in place (alarms, fire doors, emergency lighting)
7
Whether you employ any staff at the property
8
Claims history for the past 5 years

Get Your Quote

Frequently Asked Questions

What is an HMO?

A House in Multiple Occupation (HMO) is a property let to 3 or more tenants who form 2 or more separate households and share facilities like bathrooms or kitchens. Larger HMOs (5+ tenants) require mandatory licensing from the local authority, but smaller HMOs may need additional licensing depending on your local council's scheme.

Why can't I use standard landlord insurance for my HMO?

Standard landlord policies are designed for a single household on a single tenancy agreement. HMOs have multiple tenants with individual agreements, shared facilities, higher footfall, and greater wear and tear. Standard policies typically exclude HMO occupancy or may be voided if the property is used as an HMO without disclosure.

Do I need employers' liability for my HMO?

If you employ anyone — including cleaners, gardeners, or maintenance staff — you are legally required to hold employers' liability insurance of at least £5m under the Employers' Liability (Compulsory Insurance) Act 1969. This applies even if staff work part-time or irregularly.

Will my HMO insurance cover licensing issues?

Legal expenses cover can help with costs related to HMO licensing disputes, appeals, and regulatory matters. However, fines for operating without a licence are not insurable. We recommend ensuring your licensing position is in order before arranging cover.

Can I insure an unlicensed HMO?

We can arrange cover for HMOs that do not require licensing — typically smaller properties in areas without additional licensing schemes. If your property requires a licence, you should obtain this before seeking insurance, as operating without one is a criminal offence and may void your policy.

Can I insure multiple HMOs on one policy?

Yes. Landlords with multiple HMO properties can benefit from a portfolio arrangement covering all properties under a single policy with one renewal date. This simplifies administration and can provide cost efficiencies. We work with landlords holding between two and fifty or more HMO properties.

Looking for a complete overview of this insurance type?

HMO Insurance — Complete UK Guide

HMO Insurance: A Complete Guide for UK Landlords

If you let a property to three or more tenants who form two or more separate households and share facilities, you own a House in Multiple Occupation. HMOs require specialist insurance that standard buy-to-let landlord policies are not designed to provide. This guide explains what HMO insurance covers, how licensing affects your cover, and what to consider when arranging protection through a specialist broker.

Focus Insurance Services is an FCA-regulated insurance broker. We arrange HMO insurance on your behalf from a panel of specialist UK insurers. We do not provide insurance directly, and all cover is subject to insurer acceptance, terms, and conditions. This guide provides general information only and does not constitute advice on the suitability of any specific policy.

What Is HMO Insurance?

HMO insurance is a specialist form of landlord insurance designed for Houses in Multiple Occupation — properties let to three or more tenants who form two or more separate households and share facilities such as kitchens or bathrooms.

It is not a single policy but a package of covers tailored to the specific risks of multi-occupancy letting. Core components typically include buildings insurance, property owners' liability, loss of rent, communal contents, and legal expenses.

Why Standard Landlord Insurance Is Not Sufficient

Standard buy-to-let policies are designed for a single household on a single tenancy agreement. HMOs have multiple tenants with individual agreements, shared facilities, higher footfall, and greater wear and tear — risks that standard policies typically exclude or void.

Insurers treat HMOs as a higher-risk category. Failing to disclose HMO occupancy on a standard landlord policy could result in a claim being declined on the grounds of material non-disclosure.

HMO Licensing: What Landlords Need to Know

Under the Housing Act 2004, HMOs with five or more tenants forming two or more households require a mandatory HMO licence from the local authority. Licence fees vary by council but typically range from £500 to £1,500 for a five-year licence. Operating an HMO without the required licence is a criminal offence and can result in fines of up to £20,000 per property.

Many local authorities also operate additional licensing schemes that extend the requirement to smaller HMOs — sometimes covering properties with as few as three tenants. It is essential to check with your local authority whether your property falls within any additional licensing scheme before arranging insurance.

"If your property requires an HMO licence but you have not obtained one, your insurer may void your policy in the event of a claim on the grounds of material non-disclosure. Ensure your licensing position is in order before arranging cover."

While HMO insurance is not a statutory requirement in the same way as motor insurance, most mortgage lenders and many local authorities require landlords to hold adequate buildings insurance and public liability cover as a condition of their mortgage or HMO licence. Focus Insurance Services can provide policy documentation to support your HMO licensing application or renewal.

Licensed HMO Insurance

Properties requiring mandatory or additional licensing need specialist cover that acknowledges the licensed status of the property. Some insurers will only cover licensed HMOs, while others cover both licensed and unlicensed properties below the licensing threshold.

Your licence number, the number of letting units, and the fire safety measures in place will all be required when arranging cover. Focus Insurance Services can help you present your risk accurately to the market.

Student HMO Insurance

Student accommodation is one of the most common forms of HMO letting in the UK. Properties let to full-time students on individual tenancies require specialist cover that accounts for higher tenancy turnover, term-time occupancy patterns, and the potential for accidental damage.

Student HMOs near universities can attract competitive terms from specialist insurers who understand the predictable occupancy patterns and risk profile of student letting.

HMO Portfolio Insurance

Landlords with multiple HMO properties can often benefit from a portfolio arrangement — covering all properties under a single policy with one renewal date and one premium. This simplifies administration and provides consistent cover across the portfolio.

Focus Insurance Services works with landlords owning between two and fifty or more HMO properties, including mixed portfolios that combine HMOs with standard buy-to-let properties.

What Affects the Cost of HMO Insurance?

HMO insurance premiums are influenced by a range of factors including the number of letting units, the number of tenants, the property's construction type and age, its location, the fire safety measures in place, the rebuild value, and your claims history. Licensed HMOs with robust fire safety systems — including interlinked alarms, fire doors, and emergency lighting — will typically attract more competitive terms than properties with limited safety measures.

Properties in areas with higher crime rates, flood risk, or subsidence exposure may face higher premiums or specific exclusions. Working with a specialist broker gives you access to a panel of HMO insurers who understand the risk profile of multi-let properties and can provide terms that reflect your specific circumstances rather than a generic landlord rate.

Arranging HMO Insurance Through a Specialist Broker

Focus Insurance Services is a specialist commercial insurance broker with experience arranging HMO insurance for landlords across the UK. We work with a panel of specialist property insurers and Lloyd's market underwriters to find cover that reflects your property's specific risk profile, occupancy type, and licensing status.

To arrange a quotation, we will typically need to know the property address and HMO licence number (if applicable), the number of letting units and tenants, the property's construction type and rebuild value, the fire safety measures in place, and your claims history for the past five years. Our brokers will then approach suitable insurers on your behalf and present you with options for your consideration.

Regulatory notice: Focus Insurance Services is a trading name of Captios Limited, authorised and regulated by the Financial Conduct Authority (FCA Ref: 717691). We act as an insurance broker, not an insurer. Insurance is arranged on your behalf from a panel of specialist insurers. Cover is subject to underwriting acceptance, terms, and conditions. This page provides general information only and does not constitute advice on the suitability of any insurance product for your specific circumstances. Always read the full policy documentation before purchasing.

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