Airbnb and short-let insurance.
Letting a room, annexe or whole property to paying guests? Standard home insurance may not cover short-term letting, leaving gaps in your protection. We search our panel of holiday let insurers for cover suited to how you let your property, whether you host occasionally or throughout the year. We arrange insurance for Airbnb and short-lets across the UK.
Last reviewed October 2026
Is my home insurance enough for Airbnb guests?
Not necessarily. Many standard home insurance policies restrict or exclude short-term letting, so you shouldn't assume your existing cover is still suitable when paying guests stay at your property.
We often speak to homeowners who let a spare room or their property occasionally and assume their usual home insurance will continue to protect them. Depending on the policy, there could be gaps in cover for damage to the building or contents, or liability if a guest is injured and you're held legally responsible.
Booking platforms may also offer host protection or liability arrangements. These can have specific conditions, exclusions and limits, so it's important to understand what they cover and what protection you may still need.
We can help you review your requirements and search for suitable insurance for the way you host.
How you host changes the policy
There isn't one policy that fits every host, whatever the adverts say. We start by asking how you run your lets.
A spare room in your home
Guests sleep in your home and you live there too. Most home policies don't allow paying guests, so you need cover written for letting rooms.
Bed and breakfast
You cook breakfast and serve it in a dining area. Insurers rate this differently from guests cooking for themselves. See B&B insurance
Bed only
A room and no breakfast. Simpler, but the liability to your guests is the same.
Self-catering rooms or an annexe
Guests have their own oven, hob or microwave. Insurers usually see this as a higher fire risk, and some won't cover it as part of a guest house policy.
Something different
A shepherd's hut, a yurt in the garden, a treehouse. Ask us: the policy has to fit what you actually let.
What we'll ask you
File note
- How many rooms you let, and how often.
- Whether you live there while guests stay.
- Breakfast, bed only, or self-catering.
- Whether the building is listed or thatched.
- Whether anyone helps you, such as a cleaner.
- Whether you close for part of the year.
Our quick quote request asks these in 1 to 2 minutes, then we ring you. Or fill in the full fact-find form.
Questions hosts ask
Does my home insurance cover paying guests?
Most home insurance policies don't cover paying guests, because taking guests usually counts as running a business from your home.
We often speak to owners who thought the public liability on their home policy would protect them if a guest was hurt. A home policy is written for a private home, so check your policy wording before you take a booking, or ask us to look at it with you.
Guest house insurance vs home insurance
Last reviewed October 2026
Do I need employers' liability insurance for casual staff?
Usually, yes. GOV.UK says you must have employers' liability insurance as soon as you become an employer, and that includes part-time and casual help.
That could be a cleaner, a breakfast cook or someone on reception for the summer. GOV.UK lists some exceptions, for example if you only employ close family members. Some guest house policies include employers' liability and some charge extra for it, so tell us who helps out and we'll check it is on your quote.
GOV.UK: Employers' liability insurance
Last reviewed October 2026
Am I covered if a guest damages a room?
It depends on your policy, because accidental damage by guests is not a standard part of every guest house policy.
Some insurers include it, some charge extra for it and some don't offer it at all. Check your policy wording for "accidental damage", or ask us to check it for you.
Last reviewed October 2026
Do Airbnb guests need special insurance?
If you let rooms to paying guests through Airbnb or a similar site, you usually need a policy written for that, because most home policies don't allow it.
There isn't one policy that fits every host. A room in your home, a self-catering annexe and a B&B with breakfast are rated differently, so we ask how you run your lets before we search for cover.
Airbnb and short-let insurance
Last reviewed October 2026
What if I close for the winter or go on holiday?
Most guest house insurers give full cover while you're away for up to 30 to 45 days at a time, but longer breaks can limit your cover.
After a set time empty, some policies drop cover for things like theft or escape of water. Tell us how long you'll be away. Keep the heating on low or drain the water system, ask someone to check the house and clear the post, and don't post your trip on social media.
Last reviewed October 2026
Is self-catering the same as B&B for insurance?
No. Insurers usually see self-catering as a higher risk than B&B, because guests use the cooking equipment themselves.
B&B usually means you cook breakfast and serve it in a dining room. Self-catering means guests have their own oven, hob or microwave, in a room or an annexe. Tell your insurer about any self-catering. Some won't cover it as part of a guest house policy, and others will price for it.
Last reviewed October 2026