For insurance, fixtures and fittings may fall under buildings or contents cover, depending on the item and policy wording.
Fixtures and fittings are items installed in a property or supplied for use inside it. The terms are often used together, but insurers may treat different items in different ways.
A fixture is usually attached to the building and cannot be removed easily. Examples may include:
A fitting is often easier to remove without causing damage to the property. Examples may include curtains, removable blinds, carpets and free-standing appliances.
The Financial Ombudsman Service explains that permanent items are usually treated as part of the building. Items that can be taken away are more likely to be treated as contents.
However, there can be grey areas. For example, carpets are usually treated as contents. Laminate flooring may be treated as buildings or contents, depending on how it has been fitted.
Permanent fixtures are usually covered by buildings insurance. Removable items owned by the landlord may fall under landlord contents insurance.
Landlord-owned contents might include:
The tenant’s belongings are not normally covered by the landlord’s policy. The Association of British Insurers advises that tenants may need their own contents insurance for the items they own.
Cover is subject to the insurer’s definitions, limits and exclusions. An item will not be covered simply because it is classed as a fixture or fitting. The cause of the damage must also be covered by the policy.
For example, accidental damage, tenant damage or malicious damage may be included, excluded or available as an optional extra. This depends on the insurer and the policy terms.
The way an item is classed can affect which part of a policy applies to a claim.
If a fitted kitchen is damaged by an insured event, a claim may fall under the buildings section. If a free-standing cooker is damaged, it may fall under the contents section.
Different sections may have separate:
You should check the policy wording and insurance schedule to see how your insurer defines each item.
Keep an up-to-date list of the fixtures, fittings and contents you provide. A written inventory, dated photos and receipts can help show what you own and its condition.
The Tenancy Deposit Scheme recommends using clear inventories and schedules of condition at the start and end of a tenancy.
You should also check whether your sums insured are high enough to repair or replace the items you own. Some policies may apply limits to individual items or certain types of damage.
Normal wear and tear is not usually covered. Insurance can cover loss or damage within the policy terms, but it does not pay for routine upkeep or items reaching the end of their useful life.
Insurance cover and legal repair duties are separate issues.
In England, section 11 of the Landlord and Tenant Act 1985 places repair duties on landlords for many residential tenancies. These include duties relating to the structure, exterior and key installations.
Different legal frameworks apply in Wales, Scotland and Northern Ireland.
The tenancy agreement may also set out who is responsible for other appliances, fixtures and fittings. A policy may cover the cost of insured damage, but it does not remove a landlord’s legal or contractual duties.
We arrange specialist landlord insurance through a panel of insurers.
Depending on the property and the items you provide, cover may include landlord buildings, landlord contents or both. Optional cover may also be available for certain types of accidental, malicious or pet damage.
Acceptance, limits and exclusions depend on the insurer and the full details provided. Always check the policy documents to make sure you understand what is and is not covered.
