Introduction

This insurance provides assistance to pursue or defend your legal rights in a range of issues arising from the letting of the insured property. This document forms part of your policy, along with any attaching schedule, endorsement or, where applicable, a completed proposal form.

Please carefully read all documents and contact us if you have any queries or if any information is missing, incorrect or needs to be changed.

What this policy covers

Getting possession of the insured property

Rent arrears whilst vacant possession is being pursued

Recovering rent owed to you and/or the landlord

Alternative accommodation and storage costs

Damage caused to the insured property

Nuisance or trespass

Defence of criminal prosecutions

Disputes over purchase of goods or services

HMRC enquiries into the landlord's personal tax affairs

Court witness expenses for you and/or the landlord

Our obligation to you

In return for you paying the policy premium, we will provide the cover and benefits shown in your schedule and detailed in this policy wording, subject to its terms, exclusions, conditions, and any endorsements. We will pay adviser's costs and expenses and, where applicable, rent arrears, alternative accommodation and storage costs and witness expenses, up to the limit of indemnity for any one insured incident.

This cover is provided that:

The insured incident happens within England, Wales, Scotland or Northern Ireland.
The insured incident is reported within 180 days of occurring (shorter deadlines apply for certain incidents — see Making a Claim).
The insured incident always has reasonable prospects of success, which must be present throughout the duration of your claim.
Any proceedings are dealt with by a court or body within the territorial limit.
Before the tenancy agreement starts, you must have obtained a satisfactory reference (unless otherwise agreed).

About this policy

This insurance is underwritten by an insurer authorised and regulated by the Anguilla Financial Services Commission, and arranged by an appointed representative of a Financial Conduct Authority regulated firm.

Please note: This policy is not covered by the Financial Services Compensation Scheme (FSCS).

Making a Claim

If you are involved in a legal dispute relating to the insured property which cannot be resolved using the helpline service, you will need to report it as a formal claim. Please use your insurance dashboard to submit a claim, or contact us via the support team to request an online claim form.

Reporting deadlines

Most insured incidents must be reported within 180 days of occurrence.

Claims relating to unpaid rent must be reported within 90 days of the first date of rent arrears.

Section 13 Rent Increase Protection (Incident 6) must be reported within 15 days of the First-tier Tribunal notifying you of the tenant's application.

First Month's Rent Protection (Incident 7) must be reported within 7 days of the tenancy start date.

Rent arrears — excess rules

Report within 45 days of first arrears → Rent Protection paid with no excess.
Report between 46–90 days → Rent Protection paid subject to an excess equal to one month's rent.
Report after 90 days → No benefit payable under Insured Incident 2 – Rent Protection.

Important claim conditions

Where rent arrears have accrued, you must agree to our appointed adviser taking all appropriate steps to negotiate arrears and/or vacant possession before any eviction notice is served.
Do not instruct your own lawyer, accountant or legal representative, or incur any costs, before we have accepted your claim. We will not pay costs incurred without our agreement.
Reasonable prospects of success must be present throughout the duration of any claim; cover may be withdrawn if this ceases to be the case.
Supporting evidence must be submitted at the earliest opportunity. Delays caused by failure to provide documents may result in a penalty being applied.
We will not provide cover if the circumstances giving rise to a claim existed before the start date of this insurance.

Definitions

The following words have the same meaning wherever they appear in this policy:

Adviser's costs and expenses	Reasonable and necessary costs, fees, and disbursements chargeable by the appointed adviser which have been agreed by us. Also includes costs the other party is ordered to pay in civil cases.
Appointed adviser	The law firm, accountant or other suitably qualified person appointed by us to act on your behalf. Does not include a litigant in person.
Deposit	Money (at least equal to one month's rent and within legal limits) held in an approved Deposit Protection Scheme or deposit replacement insurance as security for the tenant's obligations.
Guarantor	A natural person permanently resident within the territorial limit, named and signed as guarantor on a Deed of Guarantee for the full tenancy duration, and who has received a satisfactory reference. Maximum two guarantors per tenant.
Insured property	The property in your schedule which is occupied exclusively for residential purposes, located in the territorial limit, let under a tenancy agreement, and in a condition suitable for residential occupation.
Insurer / we / us / our	The insurer authorised and regulated by the Anguilla Financial Services Commission who underwrites this policy.
Landlord	The natural person(s) or registered company who is the legally registered owner of, or has legal right to let, the insured property and is named in the tenancy agreement.
Limit of indemnity	The maximum we will pay per insured incident. See the Limits of Indemnity table below.
Market value	Determined by comparing average rent for similar properties in a similar location at the time a new rent is proposed, or a proportional increase supported by local year-on-year rental data.
Reasonable prospects of success	For each insured incident there must always be more than a 50% chance of recovering losses, successfully defending a claim, or obtaining a legal remedy.
Rent arrears	Where the tenant has failed to pay the rent due under the tenancy agreement, either in full or in part, and the amount unpaid is at least £250.
Satisfactory reference	A reference report showing an overall recommendation of 'Pass' or 'Conditional Pass' (with conditions met) and marked as 'eligible for Rent Protection'. Must be from an approved referencing provider.
Tenant	The natural person(s) declared to us, named and signed in the tenancy agreement, renting the insured property as their permanent domestic residence, with a satisfactory reference, and not subject to financial sanctions.
Tenancy agreement	An assured periodic tenancy (England/Wales), Housing (Scotland) Act tenancy or private residential tenancy (Scotland), Private Tenancies (Northern Ireland) Order 2006 agreement, or standard occupation contract under the Renting Homes (Wales) Act 2016.
Territorial limit	England, Wales, Scotland, and Northern Ireland.
Vacant possession	The date on which the insured property is surrendered by the tenant — by returning keys, written/verbal confirmation, abandonment, or court-ordered eviction.
You / your	The letting agent who has purchased this policy, is a member of a recognised property redress scheme, and is contracted to manage the insured property on behalf of the landlord.

Limits of Indemnity

Insured Incident	Maximum Payable
Incident 2.1 – Rent Protection (up to vacant possession)	Monthly rent as per tenancy agreement (max £10,000/month)
Incident 4.1 – Alternative Accommodation	£175 per day, max 90 days
Incident 4.2 – Storage Costs	£15 per day, max 90 days
Incident 2.2 – Dilapidations	£1,000
All other insured incidents	£100,000

All amounts include VAT where applicable.

Insured Incidents

Repossession

Covered: Adviser's costs and expenses to pursue the landlord's legal rights to gain vacant possession of the insured property from the tenant.

Where rent arrears have accrued, all appropriate steps to negotiate arrears and the return of vacant possession must be taken before any statutory or contractual notice is served. If the tenant offers to surrender the tenancy, you or the landlord must accept this — otherwise no rent arrears will be payable.

The tenant must have been given correct notices, all relevant statutory legislation must have been complied with, and any applicable licence scheme must have a current and valid licence issued.

Rent Protection

Where a Repossession claim (Incident 1) has been accepted, we will pay, up to the limit of indemnity:

Covered:

Unpaid rent due under the tenancy agreement until vacant possession is obtained.
Up to £1,000 over and above the deposit where the deposit is insufficient to cover rent arrears and dilapidations.
90% of monthly rent from the date of vacant possession for up to six weeks or until the property is re-let, whichever is sooner.

Not covered:

Rental payments due after vacant possession has been obtained.
Rent arrears where you do not agree to our adviser taking the steps set out in Incident 1.
Rent that has increased by more than 10% above the original policy amount unless a new satisfactory reference has been obtained for the increased rent.
Unpaid rent from a contested Section 13 notice not covered under Incident 6.
Unpaid first month's rent not covered under Incident 7.
Rent during any period of unreasonable delay by you or the landlord.
Any claim where you cannot evidence your financial interest in the rent.

Note: Rent Protection is paid monthly in arrears. Agent fees, re-letting fees, or unpaid utility bills are not acceptable deductions from the tenant's deposit where there is a rent arrears claim.

Rent Recovery

Covered: Adviser's costs and expenses to pursue the tenant to recover rent owed under the tenancy agreement.

The unpaid rent must exceed £1,000 or the equivalent of one month's rent, whichever is lower.

Alternative Accommodation & Storage Costs

This cover only applies where the landlord intends to live in the insured property once vacant possession is obtained and has no other suitable accommodation available during the period.

Covered:

Up to £175 (inc. VAT) per day for a maximum of 90 days towards the landlord's alternative accommodation costs.
Up to £15 (inc. VAT) per day for a maximum of 90 days towards storage costs for the landlord's personal possessions.

Not covered: Any claim where you cannot provide written confirmation that the landlord plans to reside at the property as their permanent residence, or where receipted VAT invoices cannot be supplied.

Damage to Your Property

Covered: Adviser's costs and expenses to pursue the landlord's legal rights against the tenant or any other party following direct physical damage to the insured property, including its contents.

The amount in dispute must be more than £1,000 (inc. VAT). Where the claim is against a tenant, a detailed inventory agreed and signed by the tenant before the tenancy starts must be available.

Section 13 Rent Increase Protection

Covered: Where a Section 13(2) notice has been correctly served at market value and the tenant applies to the First-tier Tribunal, we will pay the difference between the old and new rent for up to 6 months or until the Tribunal decides, whichever is sooner.

Not covered / important conditions:

If the Tribunal decides the proposed increase is not at market value, any amounts paid must be repaid to us within 60 days.
You must provide us with a copy of the Tribunal's final decision within 7 weeks of that decision.
No Rent Protection payments under Incident 2 where the increased rent exceeds the maximum affordable rent on the satisfactory reference.

First Month's Rent Protection

Applies after commencement of the Renters' Rights Act 2025.

Covered: Where you allow the tenant into occupation and they subsequently fail to pay the first month's rent, we will pay up to the value of that first month's rent.

Not covered:

Any non-payment where the tenancy agreement was created outside of the approved tenancy set-up process.
Any payment where you do not agree to us attempting to mediate to recover the unpaid rent and/or vacant possession.

Any payment made under this incident will be offset against any future Rent Protection claim (Incident 2) for the same tenancy.

Nuisance and Trespass

Covered:

Nuisance: Adviser's costs to pursue the landlord's rights in a dispute with a third party (not the tenant) regarding a legal nuisance interfering with the use, enjoyment or rights over the insured property.
Trespass: Adviser's costs to evict anyone who is not the current or former tenant from the insured property. Note: squatting in a residential property is a criminal offence in England, Wales and Scotland — contact the Police first.

Not covered: Claims relating to compulsory purchase orders, planning permissions, building regulations or restrictions placed by any government or local authority, or any work carried out under such orders.

Defence of Criminal Prosecutions

Covered:

Pre-charge: The landlord being interviewed by the Police or another prosecuting authority in connection with the letting of the insured property.
Criminal prosecution: The landlord being prosecuted in a criminal court in connection with the letting of the insured property.

Not covered: Any HMRC investigation (this exclusion applies to the pre-charge element only).

Contract Disputes

Covered: Adviser's costs to pursue or defend a dispute arising from a breach of contract entered into by you or the landlord for the buying or hiring of goods relating to the insured property, or services relating to its repair, maintenance or renovation. The amount in dispute must exceed £250 (inc. VAT).

Not covered:

Construction, design, conversion or extension contracts over £7,500 (inc. VAT).
Disputes over pensions, savings, investments, loans, mortgages or any financial product.
Disputes relating to the tenancy agreement itself or the purchase/sale of the insured property.
Disputes over compensation payable under any insurance policy.

Tax Enquiries

Covered: Adviser's costs to represent the landlord in an HMRC investigation into the whole or particular features of their personal tax affairs. All tax returns must be complete, correct and submitted on time.

Not covered:

Business tax affairs (other than letting the insured property).
Tax avoidance schemes.
HMRC Specialist Investigations Unit enquiries or investigations into alleged criminal activity, fraud or dishonesty.

Witness Expenses

Covered:

Lost salary or wages for the landlord attending court or tribunal at the request of an appointed adviser.
Lost salary or wages for you attending court or tribunal at the request of an appointed adviser.

Maximum: £200 per day (8-hour day) or £100 per half-day (minimum 4 hours). We only pay amounts that cannot be recovered from the court or tribunal.

Not covered: Any claim where evidence of lost salary or wages cannot be provided.

General Exclusions

The following exclusions apply to the whole policy. There is no cover for:

Claims arising before insurance started. Any event or dispute that you were aware of, or should reasonably have been aware of, which existed or occurred before this insurance began.

Tenancy agreements commencing before insurance started. Any insured incident arising within the first 60 days of the period of insurance where the tenancy agreement commenced before cover started (unless you had continuous equivalent cover immediately beforehand).

Renters' Rights breaches. Any claim relating to an alleged breach of the Renters' Rights Act 2025, except for those expressly provided for within this policy.

Unauthorised costs and legal action. Any adviser's costs incurred before we have accepted a claim or which we have not authorised in advance. Any action taken by you that we or the appointed adviser have not agreed to.

Value Added Tax. The VAT element of any adviser's costs if you or the landlord are registered for VAT.

Fines and court awards. Fines, compensation, damages or penalties awarded against you or the landlord, or any costs ordered to be paid by a court of criminal jurisdiction.

Wilful acts. Any claim resulting from an act wilfully carried out by you where the outcome was consciously intended.

Judicial Review and challenges to legislation. Judicial reviews, coroner's inquests, Fatal Accident Inquiries, and any challenges to current or proposed legislation.

Disputes with us or the appointed adviser. Any claim made directly against us, the insurer, or the appointed adviser.

War, terrorism, radioactive contamination and pressure waves. Claims resulting from war, terrorism, civil war, nuclear events, or pressure waves from aircraft travelling at sonic or supersonic speed.

Sanctions. Any payment prevented by UN resolutions or trade/economic sanctions laws of the EU, UK or USA.

General Conditions

You must keep to these conditions as failure to do so may lead to us refusing or withdrawing from a claim, or cancelling this insurance.

1. Your obligations

You must keep to the terms and conditions of this policy, take all reasonable precautions to prevent or minimise the risk of a claim, and supply us with honest and accurate information when asked, including original invoices, receipts and bank statements.

2. Appointment of an appointed adviser

If we accept your claim, we will appoint an adviser to negotiate settlement, where possible without court action. If court action becomes necessary or a conflict of interest arises, you may nominate your own law firm — except for Incident 2 (Rent Protection), where we will always choose the adviser. Any firm you nominate must agree to our standard terms of appointment.

3. Conduct of the claim

You must cooperate fully, provide all relevant documents and evidence, and keep us fully informed of developments. You must not obstruct the adviser or incur any costs without our consent. We may withdraw funding if you pursue or withdraw from a claim without our consent, dismiss the adviser without valid cause, or if reasonable prospects of success cease to exist.

4. Claims settlement

You must notify us immediately of any settlement offer and must not enter negotiations without our prior consent. If you refuse a fair and reasonable offer, we may withdraw funding. We may settle a claim by paying its reasonable value directly, in which case we may pursue recovery in your name.

5. Recoveries and assessment of costs

We have the right to pursue recovery of any Rent Protection or adviser's costs paid. Any sums recovered are applied first to our legal fees and costs, then to Rent Protection paid, with any remaining balance going to the landlord (subject to administration charges).

6. Appealing the outcome of a claim

Appeals must be notified to us as soon as possible and within 10 days of the appeal deadline. Reasonable prospects of success must still be present for an appeal to be considered.

7. Other insurance

If costs covered by this policy are also covered under another insurance policy, we will only pay our proportionate share.

8. Obtaining a legal opinion

We may require you, at your own expense, to obtain an independent opinion from a barrister or agreed expert regarding a claim's merits, value or prospects. If the opinion supports your claim and there are clear merits, we will reimburse those costs.

9. Disputes with us

If a dispute over this policy cannot be resolved through our internal complaints process, you may seek resolution through the Anguilla Financial Services Commission (if eligible). Otherwise, the dispute shall be referred to binding arbitration under the Arbitration Act, with an arbitrator chosen jointly (or by the President of the Chartered Institute of Arbitrators if agreement cannot be reached).

10. Your cancellation rights

Cooling-off period: You may cancel within 14 days of the start date or receiving policy documents (whichever is later) for a full refund, provided no claim has been made.
Outside the cooling-off period: You may cancel with 30 days' written notice. A partial refund of premium may apply where no claim has been made. An administration charge may apply.

11. Our cancellation rights

We may cancel this insurance with 7 days' notice where there is a valid reason, including failure to cooperate or an outstanding premium payment. In cases of fraudulent or dishonest claims, we may cancel immediately and recover any costs paid. Details may be passed to fraud prevention or law enforcement agencies.

12. Choice of law

Unless otherwise agreed, this insurance is governed by the laws of England and Wales. References to Acts of Parliament include equivalent legislation in Scotland and Northern Ireland.

This policy is not covered by the Financial Services Compensation Scheme (FSCS).

Rent Protection & Legal Services Insurance

Rent Protection and Legal Expenses Insurance does exactly what it says on the tin - it protects the income (rent) of a property that has been let to a tenant.

Sometimes things can go wrong - even when you’ve taken measures to protect yourself.

Download our Brochure which will help you understand the coverage we can offer on your property.

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