Explore the importance of landlord liability insurance, its coverage, cost and how to find the best policies in our short and helpful guide.

Landlord liability insurance is an essential part of a strong risk management strategy for property owners. It protects against potential financial losses arising from lawsuits or claims related to your rental properties. In this blog post, we will talk about the key fundamentals of landlord liability insurance that you need to know.

We’ll explore why landlords need this type of coverage and what it covers. You’ll learn about the distinction between premises liability and general liability coverages, which are often misunderstood aspects within landlord insurance policies.

The cost of landlord liability insurance will be discussed, including what to expect. We will also share some real-world scenarios where having landlord liability insurance could save you from substantial financial distress.

Finally, our discussion will guide you on what to look for when shopping for a suitable policy and why considering a separate umbrella policy might be beneficial. Our goal is to provide some valuable information that can help landlords navigate the not-so-well-understood world of landlord liability insurance.

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What is Landlord Liability Insurance?

Landlord liability insurance, also known as premises liability insurance, acts as a shield for property owners and managers. It comes to the rescue when claims or lawsuits arise from tenant-related incidents. This insurance covers the expenses incurred due to injuries or damage caused by tenants, saving landlords from significant financial burdens. Imagine this scenario: a tenant slips on an icy sidewalk outside your rental property and sustains injuries. Without landlord liability insurance, you would be responsible for paying their medical bills. To avoid such situations, it is crucial to have the proper coverage in place. But that’s not all! Consider another situation where a tenant accidentally starts a fire while cooking, causing damage not only to your rental unit but also to neighboring properties. In such cases, liability insurance steps in to cover repair costs and prevent you from facing severe financial consequences. Landlord insurance (which includes premises liability coverage) serves as a safety net for real estate investors by protecting against accidents or negligence within their rented properties. It ensures they are safeguarded from costly setbacks and prevents them from falling into financial distress. Therefore, if you’re involved in real estate investment, make sure to equip yourself with adequate landlord liability coverage before renting out any properties.

Why Do Landlords Need Liability Insurance?

As a landlord, you’re responsible for keeping your tenants safe. But accidents happen, and if your tenants cause damage or get injured, you could be held liable. Liability insurance serves as a safeguard for your finances in case of accidents.

Potential Risks Covered by Landlord Liability Insurance

  • Tenant Injuries: Slippery sidewalk or loose railings? If a tenant gets hurt, you could be on the hook for medical bills.
  • Damages to Tenant’s Property: Leaky plumbing ruining your tenant’s stuff? Liability insurance will step in, covering the cost of repairs or replacements.
  • Lawsuits: A lawsuit from a disgruntled tenant? While it’s never enjoyable, your policy will help cover legal fees and any settlements or damage awards.

What Does Landlord Liability Insurance Cover?

Landlord liability insurance protects landlords from the financial consequences of tenant-related incidents. It covers legal disputes and physical damages caused by tenants.

Legal Expenses

Landlord liability insurance covers the costs of defending against tenant lawsuits. If a tenant sues you for an injury or property damage, your insurer will handle the legal expenses.

Medical Costs

If a tenant gets injured on your property, their medical bills could become your responsibility. Landlord liability insurance typically covers these medical expenses.

Tenant-Related Property Damage

Your tenants might accidentally cause damage not only within their rented unit but also to neighboring units. Landlord liability insurance helps cover the repair costs.

Deductibles and Policy Limits Apply

Every landlord liability policy has deductibles and limits. Make sure to read the terms carefully before purchasing one.

Understanding the Difference Between Premises Liability and General Liability Coverages

As a landlord, it’s crucial to know the difference between premises liability and general liability coverages. They protect you from different risks associated with your rental property.

Premises Liability Coverage

Premises liability coverage, also known as landlord liability insurance, handles incidents that occur on your property. If a tenant slips on an icy sidewalk and gets injured, this coverage has your back.

It also covers damages caused by tenants themselves. So if they accidentally start a fire in the kitchen, you won’t have to bear the repair costs alone.

The Gap in Coverage: Why You Need General Liability Insurance

While premises liability provides protection, there are scenarios where it falls short. That’s where general liability insurance comes in.

General liability insurance covers broader risks beyond your property. It includes claims like libel or slander made by disgruntled tenants or copyright infringement issues in your online advertisements.

Additionally, it protects you from legal action resulting from services rendered at your properties, such as maintenance work gone wrong.


  • All landlords should consider both types of liability insurance for comprehensive protection.
  • Different insurers may offer varying levels of protection under each category.
  • You can often find bundled packages tailored for real estate investors.

How Much Does Landlord Liability Insurance Cost?

The expense of landlord liability insurance can differ extensively depending on various elements such as the size and location of the property, the amount of coverage desired, and even tenant conduct. It’s not a one-size-fits-all figure.

Pricing Factors

  • Size and Location: Bigger and more valuable properties and areas with higher natural disaster risks may cost more to insure.
  • Coverage Amount: The more protection you want, the higher your coverage limits, and the more you’ll pay in premiums.
  • Tenant Behavior: If you’ve had troublesome tenants or those engaging in risky behaviors, it could increase your premium costs.

In general, policies can range from $100-$500 per year for basic coverage, up to several thousand dollars per year for comprehensive policies covering multiple properties with higher liability limits. To get an accurate estimate tailored to your circumstances, consider getting quotes from different insurers.

Note: Price is important, but don’t forget to ensure the chosen policy offers adequate protection against all rental risks, especially those related to tenant behavior. Avoid policies with exclusions that leave gaps in protection. Investopedia has a helpful guide on liability insurance that is worth a quick read for more details.

Situations Where Landlords May Need Liability Insurance

Landlord liability insurance is a must-have for property owners and, indirectly, managers. It protects you from costly lawsuits and claims. Here are some examples:

  • Slip-and-Fall Accidents: If someone slips and falls on your property, you could be on the hook for medical bills.
  • Dog Bites: If a tenant’s dog is overly playful and bites someone, you could be accountable.
  • Faulty Appliances: Don’t let your appliances cause added exposure. If a malfunctioning appliance injures a tenant, you might be facing a claim.
  • Fire or Water leaks: Landlord liability insurance also covers fire damage caused by faulty wiring and water leaks ruining tenants’ personal property.
  • Tenant-Caused Damage: When tenants act unwisely, their actions can lead to damage to neighboring properties. You may be responsible for the damage they create (or, you may at least find yourself defending a baseless lawsuit).

What Should Landlords Look For When Shopping For Liability Insurance?

As a landlord, finding the right liability insurance is crucial to protect your investment and financial stability. When searching for landlord liability insurance, what should be taken into account? Here are some key factors to consider:

Coverage Limits

Make sure your policy has a high enough limit to cover potential losses. Don’t be caught without a lifeline if an unfortunate event occurs.


It’s important to have a clear understanding of your deductibles. These are the amounts you must pay before your insurance company starts covering costs. Having a low deductible may not always be the best option, as it can result in higher premiums and potentially greater out-of-pocket expenses if you need to make a claim. Landlord insurance policies typically have deductibles, but General Liability policies often offer coverage without any deductible.


Insurance costs can vary greatly among different insurance companies.  Seek out fair prices that provide value for the important coverage you need. It’s crucial to compare multiple options and comprehend the variations in quotes, ensuring that a lower premium doesn’t sacrifice essential coverage.

Understanding Policy Exclusions

Make sure to carefully review the details of your quotes. Insurance policies often have exclusions, which are specific situations where coverage does not apply. Don’t be caught unaware by gaps in coverage that you thought were included. Spend sufficient time and effort with your insurance agent to design robust coverage that you can rely upon.

Why You May Need an Umbrella Liability Policy

As a landlord, your main concern is protecting your investment property. While standard landlord insurance offers some protection, it may fall short in certain situations. That’s where an umbrella liability policy comes in.

Here are five reasons why you might need this extra coverage:

  1. Larger Claims: If a claim exceeds your basic landlord insurance limits, an umbrella policy can cover the rest. It’s like having a backup plan for those “oh no” moments that can become very costly.
  2. Multiple Properties: If you possess multiple rental properties, an umbrella policy usually offers added safeguarding across all your locations. This can offer significant advantages in terms of increased liability protection overall, as the chances of a catastrophe occurring at all your properties simultaneously are less probable.
  3. Riskier Tenants or Activities: Some tenants or activities come with higher risks (like renting to students or allowing pets). An umbrella policy helps mitigate these risks.
  4. Slander or Libel Claims: Standard landlord insurance usually doesn’t cover tenant-made slander or libel claims. But many umbrella policies do provide this broader coverage.
  5. Fringe Cases: Sometimes, there are unique situations not covered by regular policies (like damage caused by a tenant’s guests). Having that extra layer of coverage can save you from financial distress.

Think of an umbrella liability policy as a safety net for situations that go beyond the norm, particularly those losses that are larger and involve significant legal expenses. It’s better to have more protection than less when dealing with legal issues in property management and tenancy disputes. Adding an umbrella policy to your existing landlord insurance and general liability plans is a smart move for comprehensive risk management. Remember, each case is different, so consulting with experienced professionals ensures tailored outcomes to meet your individual needs.

Main Idea: 

Landlord liability insurance may not provide enough coverage in certain situations, which is where an umbrella liability policy comes in. It can protect against larger claims, multiple properties, riskier tenants or activities, slander or libel claims, and fringe cases that regular policies may not cover. Adding an umbrella policy to your landlord insurance plan ensures comprehensive risk management and protection for unexpected scenarios.

Where Can Landlords Find More Information About Liability Insurance?

Looking to learn even more about landlord liability insurance?  There are plenty of resources out there to help you navigate this complicated subject.

One great place to start is The Balance Small Business. For a comprehensive overview of landlord insurance, from its importance to where it can be obtained, The Balance Small Business is an ideal place to begin. It’s a great source for all of your insurance necessities.

For more specific guidance, it’s best to consult an insurance specialist familiar with rental properties who can advise you on the type and amount of coverage that would be suitable for your needs. A professional in the field can aid you to determine what type of coverage is required and how to acquire it.

FAQs concerning Landlord Liability Insurance

What is landlord liability insurance?

Landlord liability insurance protects property owners from lawsuits filed by tenants or visitors for injuries, damages, or accidents on their rental property.

Why is it important to have landlord insurance?

Landlord insurance provides financial protection against property damage, lost rental income, and potential legal expenses from tenant disputes and injury claims.

What is a DP3 insurance policy?

A DP3 policy is an all-risk dwelling fire form that covers rental properties, including the building structure, maintenance equipment, and liability claims.

How much does landlord insurance cost?

The cost of landlord’s liability insurance, according to is approximately $2,650 – $2,766 annually, depending on many factors like location, property type, and coverage level. This is only an estimate of course, and this amount can vary significantly based on these and other factors. Therefore, it’s important to work with an insurance agent that can help find landlord insurance options for you to compare.


Landlord liability insurance is essential for property owners and managers as it protects against potential lawsuits and financial hardships resulting from accidents or injuries on their property. By having this insurance, you can minimize uncertainty by knowing that if someone gets injured on your rental property or experiences a loss due to a faulty water leak, you won’t have to bear the financial burden alone. Landlord liability insurance covers not only the medical expenses of the injured party but also shields you from legal fees and damages awarded in court. It’s important to remember that accidents can happen regardless of how cautious landlords may be. However, with the appropriate insurance coverage, you can safeguard yourself and your investment property from unforeseen circumstances.


IMPORTANT NOTE: The information contained in this blog article and herein is for general educational purposes only and shall not be relied upon by any person, or any party, for any purpose. Further, the information is not updated in any manner. Neither the blog article nor any information contained herein (whether express or implied) shall be deemed to be legal, financial, health or any other advice, opinion, or the like. You must consult your own legal, tax, financial, accounting, health or other advisors for any and all advice that you require with respect to any topics identified, directly or indirectly, in this blog article or herein. Notable Risk LLC and its owners, members, managers, directors, officers, partners, consultants, and the like (the “Notable Parties”) do not provide any representation, warranty, promise, guarantee, or the like, that any information contained in this blog article or herein is accurate or complete in any respect.