Is your rental property ready for the future? A guide to protection, resilience and insurance

Looking beyond minimum property standards

Landlords face growing expectations around property condition, energy efficiency and tenant wellbeing. Meeting regulatory requirements is essential, but it's also worth thinking about how improvements could make your property safer, more efficient and better able to cope with whatever comes next.

That's where resilience comes in. In simple terms, a resilient property is one where vulnerabilities have been reduced, disruption is limited when something goes wrong, and the property can recover more quickly after an incident.

There's an insurance angle too. Alterations, improvements and changes in how a property is occupied can all affect the risks associated with it and the information your insurer needs. Having suitable insurance in place can help you to be more resilient to unexpected events.

1. What does property resilience mean for landlords?

Resilience isn't a single measure or item. For landlords, it can include:

• Preventing avoidable damage
• Reducing the potential severity of an incident
• Preparing for extreme weather and changing environmental conditions
• Improving energy efficiency and how the building performs
• Maintaining essential services such as heating, electricity and water
• Helping tenants and the property return to normal more quickly after an insured event

Severe weather and escape of water are two areas where resilience really matters. As the UK climate changes, we’re seeing more storms, heavy rainfall and freezing temperatures which can put pressure on roofs, gutters, drainage and pipework. Escape of water, which is leaks from pipes, tanks, appliances or heating systems remains one of the most common causes of property insurance claims in the UK.

The resilience measures you should focus on will depend on the individual property, its location, its condition and the people living there. Practical steps can reduce the likelihood or severity of damage. Alongside them, suitable insurance can help you manage the financial impact of an insured event and restore the property afterwards.

2. Understanding your property's vulnerabilities

A good starting point is understanding where your property may be most exposed. Risks to consider include:

• Escape of water and ageing pipework
• Roof, gutter and drainage problems
• Damp, condensation and inadequate ventilation
• Exposure to storm, flood, subsidence or ground movement
• Ageing heating and electrical systems
• Security weaknesses
• Fire risks and the condition of alarms or other safety systems
• Periods when the property may be vacant or undergoing work

Regular inspections, planned maintenance and clear records can help you spot problems early and prioritise work. Whilst they won't remove every risk, they can make it easier to deal with issues before they become more serious, and they provide useful evidence if you ever need to make a claim.

3. Improvements that could support protection and resilience

Depending on the property, you could consider:

• Repairing roofs, gutters and drainage
• Insulating pipes and protecting water systems against freezing
• Improving ventilation and moisture management
• Updating heating, electrical or security systems
• Installing suitable flood-resilience measures where relevant
• Using appropriate materials when repairing or refurbishing
• Fitting monitoring devices such as leak or temperature sensors
• Keeping trees, boundaries and external areas well maintained

It helps to separate routine maintenance from resilience improvements. Routine maintenance keeps the property in good repair, while resilience improvements aim to reduce the impact of future events. Both matter, and insurance isn't a substitute for either. Many insurance policies include maintenance conditions, and damage caused by wear and tear or gradual deterioration is commonly excluded. Always read the policy terms conditions, limits and exclusions to see what’s covered and what’s not.

Before starting any major works, you should speak to your insurer or broker because significant work on a property can affect your cover.

4. Where EPC and energy-efficiency improvements fit

Energy efficiency is an increasingly important part of the picture too. The government intends to require privately rented homes in England and Wales to meet the equivalent of EPC C under a new assessment system by 1 October 2030* (These EPC reforms are separate from the Renters' Rights Act and will be subject to exemptions and the necessary legislation).

Many energy-efficiency measures can also support wider resilience, including insulation, upgraded heating systems and better ventilation. Planning them alongside other work can help you to avoid creating new problems, such as condensation when insulation is added without enough ventilation.

5. Undertaking improvements without creating new risks

Improvements can bring long-term benefits, but the work itself may temporarily increase risks to your property, and that could affect your insurance. Here are a few examples of risk areas that you should look out for.

During renovations:

• Significant building work can temporarily change the property's risk profile
• Contractors may be working on site
• Security arrangements may change
• Utilities may be disconnected or altered
• The property may become partly or fully unoccupied
• Some policies contain conditions, e.g. restrictions or exclusions relating to renovation and unoccupancy

You should tell your insurer or broker before substantial work begins, and again once completed if there are material change to the property. It's also wise to check that contractors have appropriate qualifications and insurance where relevant.

6. Review your insurance after major improvements

Once work is complete, take time to check that your insurance still reflects the property. Consider:

• Whether the insurer's description of the property is still accurate
• Whether new heating systems, renewable technology or structural alterations need to be disclosed
• Whether the declared use and occupancy are still correct
• Whether the improvements have affected the rebuilding cost

Keep quotations, guarantees, certificates and records of any completed work because they can support accurate disclosure and help with any future claim.

Remember that the rebuilding cost isn't the same as its market value. Your buildings sum insured should generally reflect the cost of rebuilding the property, not what it would sell for. If improvements push up the rebuilding cost and the sum insured isn't updated, you could be underinsured. That may mean a claim isn't paid in full. If you’re unsure of your property’s rebuild cost before or after major works, you might like to consider a Rebuild Cost Assessment. This can help you confirm that you have cover at a suitable buildings sum insured value.

7. Property resilience and insurance checklist

Use this checklist as a quick reference when reviewing your property or planning improvements. It brings together the key points covered above, helping you assess vulnerabilities, plan work carefully, check your cover and keep the records you may need later.

Assess

• What are the property's main vulnerabilities?
• Are inspections and maintenance records up to date?
• Are recurring problems being addressed rather than repeatedly repaired?

Plan

• Are the proposed measures appropriate for the property?
• Have improvements been considered together to avoid creating new issues?
• Will the property be occupied while work is carried out?

Check cover

• Does your insurer or broker need to be told before work starts?
• Do you understand any renovation or unoccupancy conditions?
• Are the property details and rebuilding cost still accurate?
• Do you understand the key policy exclusions and maintenance requirements?

Document

• Keep photographs, surveys, invoices, guarantees and relevant certificates
• Record major alterations and completed improvements
• Maintain clear inspection and maintenance records

A resilience recap

Protecting a rental property isn't only about responding to damage or meeting one regulatory target. A planned approach to maintenance, resilience and energy efficiency can help you manage vulnerabilities and prepare your property for future demands. If you're planning significant changes, review your insurance and speak to your broker or insurer before work begins.

Get a quote

Protect your property with landlord insurance that offers peace of mind for now and for the future. Gallagher's dedicated team can discuss your cover options, which may include a Rebuild Cost Assessment, to help you find suitable cover and let your property with confidence.

*Source - Improving the energy performance of privately rented homes: 2025 update - GOV.UK (updated 21 January 2026)

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited and National Residential Landlords Association, an Introducer Appointed Representative of Arthur J. Gallagher Insurance Brokers Limited, accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.

National Residential Landlords Association is an Introducer Appointed Representative of Arthur J. Gallagher Insurance Brokers Limited, which is authorised and regulated by the Financial Conduct Authority. Registered Office: Spectrum Building, 55 Blythswood Street, Glasgow, G2 7AT. Registered in Scotland. Company Number: SC108909.