Second Home Insurance: A Complete Guide to Getting the Right Cover
Whether it’s a countryside retreat, a city apartment, or a beachside holiday home, owning a second property is both a major investment and a lifestyle upgrade. But with that added freedom comes added responsibility.
Unlike your main residence, second homes often sit unoccupied for extended periods - making them more vulnerable to risks like theft, vandalism, and weather damage.
That’s where second home insurance comes in.
In this guide, we’ll explore why it’s essential and how to choose the right policy to protect your property and your peace of mind.
What is second home insurance?
Second home insurance is a specialist type of cover designed for properties other than your main residence. It protects against risks like theft, fire, storm damage, and liability - even if the property is left unoccupied for long periods or occasionally let to paying guests.
Unlike standard home insurance, this type of policy accounts for the increased risks tied to how second properties are used and maintained. Whether it’s a coastal holiday home or a city pied-à-terre, getting the right cover is essential to avoid gaps in protection.
Why you need separate insurance for a second home
Second homes are typically unoccupied more often than your primary residence. This increases the risk of damage going unnoticed; for example, burst pipes in winter or break-ins while you're away. A standard home insurance policy usually won’t cover these situations.
Insurers also treat second properties differently if:
- You rent them out, even occasionally
- You leave them empty for more than 30 or 60 days at a time
- The home is in a higher flood risk area or remote location
- It’s not your registered legal or banking address
Because of these factors, a dedicated second home insurance policy is needed to provide valid protection.
What qualifies as a second home?
For insurance purposes in the UK, a second home is any property you own that isn't your main residence. It typically applies to:
- A holiday home used by you or your family
- A property let to short-term guests or long-term tenants
- A weekday flat or house used for work commutes
- A second property where you spend less than half your time
Your main residence is usually defined by:
- Where you live most often
- Where you keep your personal belongings
- The address you use for voting, banking, and tax records
- Where your spouse, partner, or dependants live
These distinctions matter for both insurance and tax. Second homes are often left unoccupied or used differently than a primary residence, which increases risk and affects the type of policy required.
What does second home insurance cover?
Second home insurance usually includes the same protections as a standard home insurance policy - but it’s adapted for properties that are often unoccupied or used differently, such as holiday lets or weekend homes. Most second home policies include property owner’s liability (also called public liability), which protects you if someone is injured or suffers damage on your property.
Adding optional extras like accidental damage, home emergency cover, or legal expenses can provide more complete protection — especially if the property is left unoccupied for long periods.
Compare cover types: what protection do you need?
How to choose the right second home insurance policy
Second homes come with different risks depending on how they’re used - whether as a holiday let, a weekend retreat, or a high-value property in a coastal or rural area. That means you may need a specialist policy to get the right level of protection.
For listed, heritage, or luxury properties, a high-value or mid-net-worth home insurance policy is best. These offer broader limits, cover for specialist fixtures, and a more tailored approach to protecting high-end homes.
When comparing policies, don’t just look at the price. Take time to check:
- What’s covered, and what’s excluded
- The level of excess you’ll need to pay if you claim
- Whether add-ons like accidental damage or legal expenses are included
- Any limits on how long the home can be left unoccupied
Being upfront and choosing a policy tailored to your property type and usage is the best way to protect yourself - and avoid issues if you need to claim.
Optional extras to consider
Second home insurance can be tailored with extra protection. These optional add-ons provide more comprehensive cover:
These extras may increase your premium, but they can also prevent significant financial losses in the long run.
What affects the cost of second home insurance?
The home insurance cost for a second property depends on several factors, many of which are linked to increased risk. Insurers typically consider: home buildings insurance
- Location – Properties in high flood risk areas or remote locations may attract higher premiums
- Rebuild cost – Based on the cost to rebuild the property, not its market value
- Usage – How the property is used (e.g. holiday home, short-term lets, or left vacant)
- Property type – Listed buildings or homes with non-standard construction are often more expensive to insure
- Security – Discounts may apply for alarms, cameras, or monitored systems
- Claims history – A record of previous claims can increase your premium
- Level of cover – Adding extras like legal expenses or accidental damage cover raises the cost
- Occupancy – Properties left unoccupied for more than 30–60 days usually require specialist cover
Letting your second home: what cover do you need?
If you rent out your second property, even occasionally, you’ll need insurance that reflects this use. Standard home insurance won't cover rental activity.
Specialist cover for rental use may include:
- Public liability cover – Protection if a guest is injured on your property
- Loss of rent – Reimburses lost income if the home becomes uninhabitable
- Malicious damage – Covers deliberate damage caused by tenants or guests
- Legal costs – Covers disputes with guests, service providers, or neighbours
- Landlord insurance policy – Required if you rent the home to tenants regularly
Note: To qualify for business rates instead of council tax, your property must be available to let for at least 140 days a year and actually let for 70 days. These rules were introduced in April 2023 to ensure only genuine holiday lets receive business relief
Remember to disclose all letting activity to your insurance provider to avoid invalidating your policy.
Unoccupied second homes: what insurers look for
Most insurers define a property as unoccupied after 30 days, though some extend this to 60. After this limit, standard cover may lapse unless you notify your insurer or purchase unoccupied property insurance. During these periods, the risk of issues like attempted theft, burst pipes, or unnoticed leaks increases significantly—which is why many second homes require specialist unoccupied property insurance.
To keep your insurance cover valid, insurers may require the following:
How to protect your home when it’s left unoccupied
- Arrange regular checks by a neighbour, friend, or property manager
- Install monitored security systems and motion-activated lighting
- Keep the heating on low in winter or drain the water system
- Maintain the garden and collect post to make the property appear lived-in
- Inform your insurer if the property will be vacant beyond their specified limits
Failing to meet these conditions can invalidate your policy - especially for claims involving water damage or burglary.
Maintaining your second home: simple steps for peace of mind
To stay protected, most insurers expect second homes to be well-maintained, especially when unoccupied. This reduces your risk of needing to claim and helps keep your policy valid.
Here are some simple ways to keep your property in good condition:
- Inspect regularly – Either visit the property yourself or ask a neighbour or caretaker to check for leaks, damage or signs of pests
- Upgrade security – Install alarms, smart locks, or camera systems. Your insurer may require specific measures if the home is unoccupied
- Winter-proof the home – If you’re away during colder months, drain the water system or keep the heating on low to avoid burst pipes
- Keep it looking lived in – Have someone collect post, mow the lawn, and maintain the garden to help deter theft or vandalism
These small steps can make a big difference, both in reducing risk and avoiding claim rejections.
How to claim your second home insurance
Making a claim doesn’t have to be complicated. If something goes wrong at your second home, follow these steps to keep the process smooth and stress-free:
1. Let your insurer know as soon as possible
If your property is damaged or something has been stolen, contact your insurer right away. If the theft or vandalism is committed by someone else, report it to the police first and get a crime reference number.
2. Check what your policy covers
Before you start a claim, review your documents to ensure the incident is covered. Also, check your excess and any conditions that might apply to unoccupied properties.
3. Gather evidence
Take clear photos or videos of the damage. Make a list of any lost or damaged items, including their value and when you bought them. Keep receipts if you have them.
4. Don’t throw anything away yet
Hold onto damaged items if possible - your insurer might need to inspect them before processing the claim.
5. Fill in the claim form
Your insurer will ask for details about what happened and what was affected. Be thorough and honest - missing information can delay your claim.
6. Prepare for a survey or inspection
For more serious claims, your insurer may send a loss adjuster to inspect the property. Make sure someone can give them access and answer any questions.
7. Wait for approval before starting repairs
Unless it’s an emergency, don’t begin major repairs until your insurer confirms what they’ll cover.
8. Keep records
Save copies of everything - emails, photos, receipts, and notes from phone calls. These can be helpful if you need to follow up or clarify anything later.
Second Home Insurance Checklist
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Rivr: cover for those with more to protect
We're a high-value home insurance provider that does things differently. We put your needs first, offering a no-nonsense approach to what can seem overly complex. Whether contents, buildings, or combined, we tailor our insurance to those with busy, high-net lifestyles.
Our policy is designed for primary residences, but if you also own a second home, we can help you insure both properties under one tailored policy. If you require stand-alone second home cover, we're more than happy to offer guidance. You can also reach out to our trusted partner, PolicyPowerhouse.
Contact our team today to see how we can help.
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Frequently asked questions
In most cases, you can’t—second homes attract a 3% SDLT surcharge. However, exemptions may apply if:
- The property costs under £40,000
- It’s a mobile home, caravan, or houseboat
- You’re replacing your main residence and sell the old one within three years (you may claim a refund)
For more information, visit GOV.UK, and always speak to a tax adviser to check eligibility for reliefs or refunds.
Possibly. From April 2025, councils in England can charge up to 100% extra—meaning double council tax—on second homes. This applies to furnished properties that aren’t your main residence. Check with your local council to see if the premium applies in your area.
A second home is used regularly for personal reasons, like commuting or weekend stays. A holiday home is typically used for occasional leisure and is often in a tourist area. The main difference is frequency and purpose of use.
Until recently, some second homeowners avoided council tax by registering properties as holiday lets without actually renting them. Since April 2023, to qualify for business rates relief, owners must prove the home is available to let for 140 days a year and actually let for at least 70.
Yes. You can insure each property separately or use a multi-property policy, which some insurers offer for added convenience and potential savings.
It usually costs more than standard home insurance due to the higher risk of theft, vandalism, and undetected damage when the property is left unoccupied. Costs vary based on location, how the property is used (personal or rental), the level of cover, and the security in place.
Contents insurance for second homes typically covers furniture, electronics, appliances, and personal items inside the property. You can also add accidental damage cover or extend protection to items taken between homes with personal possessions cover.
Not always. Standard policies may exclude damage caused by paying guests or tenants. If you let your second home, even occasionally, you may need add-ons like malicious damage cover or a dedicated holiday let insurance policy to stay fully protected.
