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Specialist Insurance To Protect Your Holiday Cottage

  • No unoccupancy restrictions or winter warranties
  • Tailored for holiday lets
  • Theft cover, including theft by guest
  • Accidental and malicious damage cover
  • Public and employers liability
  • Expert UK based claims support

Peace of mind insurance for your UK holiday Home or Cottage when occupied, unoccupied or holiday let

Insuring your UK holiday home can be a confusing business. There are often multiple exclusions that leave you worried that you might not be covered should you need to claim.

What if you can't get there often enough to comply with the minimum occupancy terms? Or something happens in winter and it's weeks before you discover a leaking pipe, or worse a fuel leak? None of us like to think about it, but what if you are robbed by someone you have allowed to enter the property such as a guest or work person?

Schofields insurance for UK holiday homes is designed to give you peace of mind. At Schofields we have specialised in insuring holiday cottages since 1984 and our comprehensive policy is just that - comprehensive.

We offer great value insurance for complete peace of mind with minimal exclusions to help you enjoy your holiday cottage, with a lot less worry. It doesn't matter if you are there frequently, or just now and then, the insurance even covers you when renting to holidaymakers.

When the unthinkable happens and you need to make a claim, we are there to help you get back to normal.

What makes our holiday home insurance different

Comprehensive UK Holiday Home Insurance You Can Depend On

  • No unoccupancy restrictions no need to inspect weekly, or occupy your cottage monthly.
  • No winter warranties As standard, no requirement to drain down, leave the heating on or turn off the water. Upon review of applications Underwriters may apply terms.
  • No security stipulations for contents sums insured under £50,000 we won't ask you how many levers your locks have, or whether the windows have keys.
  • Full theft cover with no requirement to prove forced entry if for example a holiday maker goes out and leaves a window open - most policies don't cover you for theft unless someone breaks in, but Schofields does.
  • £5m public liability cover in case someone has an accident at your property and claims against you. And if you have a pool you're covered too.
  • £5m employers' liability cover in case someone employed at your property has an accident and makes a claim, such as your cleaner, or house keeper.
  • Loss of pre-booked rental income cover if your holiday cottage can't be used for a period we'll cover the loss you might make from pre-booked guests. You are automatically covered for twice the contents sum insured.
  • Alternative accommodation cover we'll cover the cost incurred in providing alternative accommodation for holidaymakers in the property at the time loss or damage occurs.
  • Accidental damage to contents cover can be extended to include damage to contents caused by you, guests, or pets.
  • Accidental damage to buildings Accidents happen so there is the option to include accidental damage to buildings, including whilst the property is let
  • (Optional) UK Holiday home ownership legal expenses insurance Covers eviction of overstaying guests, property infringement, consumer, residential and tax protection.
  • We believe claiming should be hassle free Our friendly UK-based advisors are here to assist you get back to normal after a claim.

Schofields holiday home insurance covers all this and so much more

We offer you comprehensive insurance, with minimal exclusions from an established specialist. Schofields have specialised in insurance for holiday cottages since 1984 that's arranged just for us through certain Underwriters at Lloyds of London.

You choose the cover you need, whether it's just buildings, or buildings and contents.

No insurance can cover absolutely every eventuality and even Schofields have some exclusions - but rather than hiding them in the small print we're right up front with the facts. You can download the full policy below.

Important Documents

This is a summary of cover, view or print the full terms and conditions:

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Top 5 most frequently asked questions

What do you consider a holiday home or second home - is my property suitable?

A holiday home or second home risk is one where the property is:

  • Occupied as a weekend or holiday home by the proposers family/friends or
  • Let commercially on a short term basis as holiday accommodation
  • No more than 8 bedrooms (whether used as bedrooms or not)
  • Situated in Great Britain, Channel Islands and Isle of Man (excludes Northern Ireland)
  • Built of brick, stone or concrete and roofed with slates, tiles, asphalt or concrete
  • A wooden lodge securely built on a concrete base with a pitched roof tiled with tiles or slates

The home should not be:

  • Used for business (other than holiday letting)
  • A main residence or an unoccupied main residence
  • Let on a long term basis to tenants
  • Permanently unoccupied
  • Permanently left empty and unused
  • In the course of construction
  • Being renovated
How do I calculate how much buildings and contents insurance I need?

Buildings insurance covers the structure of the building (walls, windows, roof) plus permanent 'fixtures and fittings' such as fitted kitchens. It also covers external property such as domestic outbuildings, garages, fixed fuel oil tanks, garden sheds, swimming pools, drives, patios, walls and fences.

Your buildings insurance should cover the full rebuilding cost of your home. The rebuild value does not reflect the market value of the property under any circumstances. It is your responsibility to provide an accurate rebuild value.

To obtain your rebuilding value refer to your purchase survey, index link the figure provided if the survey is old and add on any renovation costs. Alternatively, ask a qualified surveyor to provide an insurance valuation.

To help you calculate how much you should insure your buildings for check out our guide.

Contents insurance covers furniture, household goods, electrical equipment, carpets, curtains, plus items kept in the garden, garage or outbuildings. Typically, contents are considered to be anything you could reasonably remove and take to another home if you moved house.

Your contents insurance should cover the cost of replacing all your household goods as new. To calculate your contents sum insured use a contents calculator or simply go around your house from room to room adding up the value (new for old) of everything.

To help you calculate the cost of your contents, check out our guide.

Does your insurance have the option to include accidental damage to contents? (e.g. to cover accidental damage to T.V's, spillages etc.). There is usually an additional charge for this, but essential cover when holiday letting.

Are there any unoccupancy restrictions?

Many holiday homes are left empty for long periods and it's during these periods that significant damage occurs. The expensive and disruptive damage caused by escape of water (burst pipes) can easily run into six figures, costing UK insurers nearly £1 billion a year. Empty properties are also easy targets for burglars.

We are confident that our unoccupancy cover and winter warranties are much more flexible than other insurers.

Our cover:

There are no unoccupancy restrictions or winter warranties. As standard there are no requirements to drain down, leave the heating on or turn off the water. Upon review of applications the Underwriters may apply terms.

Excess: The first £500 of every claim for escape of water from fixed water tanks, apparatus or pipes. The excess can be reduced for an additional premium.

  • we don't require specific security and cover theft by non-forced entry

Other insurers typically:

  • will not pay for loss or damage unless the water pipes, tanks and appliances are drained, or that the minimum temperature is maintained (15oc) when holiday homes are not being stayed in overnight or left uninhabited for more than 48 hours in winter. The unoccupied timescales vary by insurers but are often restrictive.
  • have a higher excess for escape of water claims
  • exclude theft unless specific security measures are installed or there is forcible and violent entry.

As you can see our policy has minimum unoccupancy restrictions and security requirements – giving you peace of mind that your property is protected when you need it the most.

Does the insurance include public liability?

We will pay for your legal liability as owner or occupier of your holiday home for any amounts you become legally liable to pay (of up to £5m) for claims from an injured person or damaged property. Cover is provided under our buildings or contents policy – note we don't offer a standalone public liability policy.

This cover will protect you if someone is injured, falls ill or dies while they're on your property and subsequent legal action. Even if you don't let your holiday home you still need this cover as a tile could fall off of your roof and injure a visitor or someone could trip up over a lose rug.

Likewise, employers' liability of up to £5m is also included. This protects you in the event of someone directly employed by you having an accident and claiming for injury, such as a gardener or housekeeper.

Does the insurance cover holiday letting as well as private use?

We cover you if you are only using your holiday home yourself, whether you lend it to friends and family or if you rent it as a commercial holiday let. We offer a flexible 'catch-all' policy that covers public and employers' liability, theft or damage by guests/pets, the cost of alternative accommodation and loss of rental income.

Less comprehensive policies out there don't cover commercial holiday letting or friends saying at your holiday property. Then there are policies that cover holiday letting, but not personal use. Something to check when comparing policies.

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30 Things You Need To Check Before Buying UK Holiday Home Insurance

When comparing insurance, price should never be the deciding factor. While you obviously want to keep costs down, you also need the best cover possible. Cutting corners to save money could prove to be a false economy if the price is reflected by inadequate cover.

With some policy wordings exceeding 30,000 words, knowing what is, and isn't covered can be difficult. No insurance policy covers every eventuality. Use this checklist (in conjunction with a full policy wording) to help you compare policies and identify any shortfalls in cover.

How do we compare? Give us a call on 01204 36 50 80 to discuss our cover.

Exclusions during unoccupancy

What to check: If cover is restricted when your holiday property is unoccupied for more than 30, 60 or 90 consecutive days.

Escape of water from fixed water tanks, apparatus or pipes

Nearly 1 in 5 claims made on buildings and contents insurance is for damage caused by escape of water. Water damage is the main threat that holiday cottage owners face.

Check what unoccupancy/winter warranties apply to you:

  • After what period of unoccupancy do specific winter/unoccupancy warranties apply e.g. after 48 hours you have to turn the water off.
  • If you have to turn the water off at the main stopcock or drain down – there is a difference.
  • The minimum temperature that needs to be maintained at all times e.g. 55°F (13°C).
  • If an increased excess applies for escape of water claims e.g. £500.

Unless you comply with specific policy conditions whilst your holiday home is unoccupied, escape of water claims are generally excluded.

Theft or attempted theft

What to check: If the policy only covers theft as a result of 'violent and forcible entry' or if theft by ‘unforced entry' is covered e.g. leaving a door unlocked. If theft by paying guests is covered.

Accidental damage cover

This can usually be added to your policy for an additional cost. For contents this typically covers spilling a glass of red wine on your sofa for example, for buildings - a scorch mark on a kitchen worktop.

What to check: If accidental damage caused by paying guests, friends, relatives or domestic pets is covered.

Malicious damage

What to check: If malicious damage caused by persons lawfully in the property or paying guests is covered. Many policies give no cover for malicious damage by tenants.

Public liability insurance

Covers you if someone is injured, falls ill, or their property is damaged at your UK holiday home and you are legally liable as owner or occupier.

What to check: Does it extend to cover paying guests when renting out your holiday cottage. What the limit is e.g. £5,000000.

If you only insure contents, are you only covered for public liability with regards to 'removable' items. Not if a guest slipped in the shower, or tripped on a carpet for example – would such liability claims only be covered if you also had buildings insurance with the insurer?

Choose a policy that doesn't differentiate, so you are covered for such public liability claims if you opt for buildings, contents or both.

Employer's liability cover

This section indemnifies you for legal liability, including costs and expenses , if a domestic employee such as a gardener or cleaner has an accident or becomes ill while working for you and you are legally responsible.

What to check: What the limit is e.g. £5,000000.

Security requirements

What to check: If theft cover is excluded unless specific locks/bolts are fitted to doors/windows and are put into operation when the property is left unattended or unoccupied.

Contents insurance

What to check: If your contents will be replaced “new for old” e.g. items will be replaced with a new one, or will you receive the “market value” due to reductions for wear and tear. What the single article limit for contents is e.g. £3,000.

Contents in a garage/outbuildings

What to check: how much theft cover (usually around £2000) is provided for the contents of your garage or any outbuildings, and what precautions you have to take to secure both the buildings and its contents. Do you have to disclose that you have a ride on lawnmower or quad bike?

Contents in the garden

What to check: What the standard limit is e.g. £2000 for contents in the garden, such as furniture.

Theft of pedal cycles

What to check: The security requirements when stored and if a guest using your bicycle is covered.

Loss of rent

What to check: This typically covers rentals that are pre-booked in advance. What the maximum payout is.

Temporary accommodation

What to check: Does it cover temporary accommodation costs for both the owner and paying guests in situ? Under what circumstances a claim is valid e.g. the cottage has to be rendered uninhabitable.

Legal expenses

Optional cover which can be added to your policy that typically covers the costs of legal disputes such as, property infringement, physical damage to your holiday home in the UK, breach of contract and eviction of overstaying guests.

What to check: The cost of adding it to your policy.

Storm, flood or weight of snow claims

What to check: Familiarise yourself with what's not covered e.g. outbuildings of non-standard construction, domestic fixed fuel oil tanks in the open, swimming pools and fences. Many insurers also have a threshold for what rainfall and wind speed is needed to be considered strong enough for a valid claim.

Open fire/Log burner

What to check: Do chimneys have to be professionally swept once a year with an appropriate certificate issued as confirmation. Are there specific installation requirements for chimney stacks and flues.

Replacement locks

What to check: If your insurer will pay for the locks on your home to be replaced if keys are lost/stolen, or only if stolen. What the standard limit is e.g. £1000.

Loss of heating fuel or metered water

What to check: Check for any maintenance requirements for oil tanks and if finding the source of any escape of water, or oil, and subsequent repairs is covered. Oil contamination is very expensive to clear up.

Flood cover

What to check: Your flood excess, especially if the property/area has a history of flooding.

Swimming pool/hot tub/jacuzzi

What to check: If you are covered for liability claims involving paying guests.

Will you be charged admin fees

What to check: If you will be charged an annual administration fee, a fee to pay by credit card and if you will be charged for adjustments made throughout the year e.g. changing your name, address or job.

Refunds and cancellation

What to check: How easy is it to cancel the policy after the 14 day cooling off period. How much notice do you have to give and what the cancellation charges are.


What to check: If there are discount for claims free periods or increased security.


What to check: Within how many days/hours of discovering the loss or damage must insurers and the police be informed. Will the insurer insist on receipts for every item lost or stolen?


What to check: Does the property have to be inspected on a weekly basis and a record of all visits logged.

The excess

What to check: What the mandatory excess is as they vary from £50 to £250 depending on the insurer, and any increased excesses that apply to specific claims e.g. flood, subsidence, escape of water. If there is a discount for adding an additional 'voluntary' excess.

Who will you deal with

It's not until you come to make a claim that you realise how good your insurance is.

What to check: Who will be your main point of contact – a call centre overseas? What is their experience in insuring UK holiday homes? Are they simply recommending the policy because they are getting a commission?

You have the right policy

33% of holiday home owners have the wrong insurance.

What to check: That the policy covers holiday cottages/holiday rentals. An owner-occupied main residence insurance policy isn't suitable.

Insurance comparison site pitfalls

It's important when using price comparison websites you are aware of their pitfalls.

What to check: Look out for any assumptions and pre-ticked boxes comparison sites make about your property, especially if your holiday cottage is of non-standard construction or near a river. You don't want to take out an insurance policy that you may not be able to claim on. Policies may appear cheap, but don't offer the level of cover you need or have a large excess. Focus on policies that offer comprehensive cover and value for money - not the just cheapest price. Insurance for holiday homes is only offered by a handful of insurers, many choose not to be featured on price comparison sites. Shop around to compare cover and value for money.

How do we compare? Give us a call on 01204 36 50 80 to discuss our cover.

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