Boiler Cover and Home Emergency Insurance for London Landlords
Boiler breakdown is one of the most disruptive events in a tenancy. Boiler cover and home emergency insurance can reduce stress and costs — but policies vary widely.
What Boiler Cover Is
Boiler cover (also called boiler insurance or boiler breakdown insurance) is a service contract — usually annual — that pays for repair or replacement of the boiler if it breaks down. It is separate from buildings insurance. Some policies also include an annual boiler service as part of the package.
Home Emergency Cover
Home emergency cover (or landlord emergency insurance) is broader than boiler cover. It typically covers:
- Boiler and heating system breakdown
- Plumbing emergencies (burst pipes, blocked drains)
- Electrical failures (total loss of power)
- Lost keys and security
- Pest infestation
Emergency cover usually provides a 24/7 helpline and aims to get an engineer to the property within a fixed response time.
What to Watch Out For in Policies
- Age limits: most policies will not cover boilers over 10–12 years old, or will exclude breakdowns linked to age-related wear
- Service history requirement: many policies require the boiler to have been serviced in the last 12 months. Without proof of service, claims can be declined
- Excess: check the excess amount per claim — some policies have a £0 excess, others £50–£100
- Caps on repair costs: some policies cap repair costs at £500–£1,000 before switching to a replacement contribution
- Replacement boiler contribution: if the boiler is beyond economical repair, check what contribution the policy makes toward a new one
Is It Worth It for London Landlords
For landlords with modern boilers (under 8 years old) that are regularly serviced, standalone boiler cover at £8–£15/month is often good value given that a single repair call-out in London can cost £150–£500. For older boilers, the policy cost rises and coverage reduces — at that point replacement may be more cost-effective.
Alternatives: Self-Insuring
Some portfolio landlords self-insure by maintaining a reserve fund for repairs and replacements. This works well at scale (10+ properties) where the probability of claims averages out. For 1–3 properties, cover is usually better value.
Frequently asked questions
Can I get boiler cover if my boiler has not been serviced?
Most providers require a service within the last 12 months. Some will arrange a service as part of the policy sign-up — this is often called a "new customer inspection" — before cover begins. This protects both parties.
Does boiler cover include annual service?
Many comprehensive boiler cover packages include an annual service. This is often better value than buying cover and service separately, and ensures the service requirement for continued coverage is met.
What is the typical response time for boiler emergency callout?
Most reputable providers target an engineer within 24 hours for a breakdown during working hours. Out-of-hours emergency response (same day or next morning) is offered by premium policies for an additional cost.
Is landlord boiler cover tax deductible?
Yes — boiler cover and home emergency insurance for a rental property are revenue expenses that can be deducted against rental income for income tax purposes. Keep records and invoices.