FS Register FRN 1029698
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13+ years specialist broking experience
Supported Accommodation Insurance Cover for Exempt Accommodation, Supported Living & Hostels
Buildings, liability and rent cover for landlords, housing providers and charities running supported and exempt accommodation, placed with property markets that understand vulnerable occupants and the rules that now apply to the sector.
Supported accommodation insurance covers properties let to people who receive care, support or supervision where they live, such as exempt accommodation funded through housing benefit, supported living for adults with learning disabilities, hostels and move-on housing. The core covers are buildings insurance, property owners' liability, loss of rent and contents in shared areas. Providers who deliver the support also need employers' liability, public liability and often professional indemnity and abuse cover. Many mainstream landlord insurers decline supported housing or exclude claims linked to the occupants, so cover usually comes from specialist property markets. Insurers want to know who lives in the property, who provides the support, how the building is managed, the fire safety arrangements and whether the scheme is licensed. The sector is under closer council scrutiny, so a clear, well-documented presentation makes a real difference to the terms.
Key facts at a glance
- Many landlord insurers say no. Standard buy-to-let and HMO policies often exclude supported housing or tenants receiving support.
- Occupancy must be declared accurately. Insurers rate the risk on who lives there, so describing the scheme wrongly can void cover.
- Landlord and support provider need different policies. The property owner insures the building; the organisation delivering support insures its own work.
- Fire safety is checked closely. Insurers look at alarms, fire doors, risk assessments and how often they are reviewed.
- Regulation is tightening. Councils are gaining new powers over supported housing, and insurers ask about licensing and inspections.
Who needs supported accommodation insurance?
We arrange cover for owners and operators of housing where occupants receive care, support or supervision.
- Exempt accommodation landlords. Properties leased to housing associations, charities or community interest companies. See exempt accommodation landlord insurance.
- Supported living providers. Homes for adults with learning disabilities, autism or mental health needs. See supported living insurance.
- Hostels and move-on accommodation. Shared housing for people leaving homelessness, prison or hospital. See hostel insurance.
- Charities and registered providers. Organisations leasing property from private landlords.
- Investors in specialist housing. Portfolio owners leasing whole buildings to supported housing operators.
- Schemes under council scrutiny. See insurance after council enforcement.
What does supported accommodation insurance cover?
A typical programme combines property, liability and income covers, split between the building owner and the support provider.
| Cover | What it protects | Watch out for |
|---|---|---|
| Buildings | The property against fire, flood, escape of water and malicious damage | Exclusions for damage by occupants |
| Loss of rent | Rental income while the property cannot be lived in | Indemnity periods too short for major repairs |
| Property owners' liability | Injury to occupants, visitors and the public | Exclusions for vulnerable occupants |
| Contents in communal areas | Furniture, appliances and fittings you provide | Theft by residents is often excluded |
| Employers' liability | Injuries to staff and support workers | A legal requirement once you employ anyone |
| Abuse and professional indemnity | Allegations of abuse and errors in support or advice | Usually needed by the provider, not the landlord |
Many supported housing schemes are licensed HMOs too, so it helps to read our guide to large HMO insurance alongside this page.
Why is supported housing hard to insure?
Insurers worry about higher claims for malicious damage, fire and escape of water, and about liability to vulnerable occupants. Some simply have no appetite for the sector.
Most landlord policies are written for working tenants on standard tenancies. When an insurer learns that residents are receiving support, or that the rent is paid through housing benefit under exempt accommodation rules, the policy may not fit at all. Some insurers exclude damage caused by occupants. Others decline the risk outright or load the premium heavily.
The answer is not to describe the property as something else. If a claim reveals that the occupancy was not disclosed, the insurer can refuse it and cancel the policy. A specialist broker can present the scheme properly, with the management and safety information that underwriters want to see.
Where a landlord leases a building to a provider, the lease usually says who insures what. Make sure the buildings policy, the provider's liability policy and the lease all say the same thing, so nothing falls between them.
What do insurers ask about a supported housing scheme?
Expect detailed questions on the property, the occupants and the people running the scheme.
- Property type, construction, number of bedrooms and shared areas
- Who the occupants are and what support they receive
- Who provides the support and whether they are regulated
- Lease arrangements between landlord and provider
- Fire risk assessment, alarms, fire doors and emergency lighting
- HMO licensing and any council inspections
- Staffing levels, including overnight cover
- Claims history and any previous refusals
How do you get the best terms?
- Describe the scheme accurately. Occupants, support and funding.
- Show your fire safety work. A current fire risk assessment and records of checks.
- Clarify responsibilities. A clear lease and management agreement.
- Keep inspection records. Regular property inspections and repairs logs.
- Disclose claims and incidents. Explain what has changed since.
- Use a specialist broker. Approach the markets that actually write this class.
Frequently asked questions
Property and liability cover for buildings where occupants receive care, support or supervision, such as exempt accommodation, supported living and hostels.
Often not. Many landlord and HMO policies exclude supported housing or tenants receiving support, so the occupancy must be declared.
Supported housing provided by a housing association, charity or similar body where the housing benefit rules allow higher rents because care, support or supervision is provided.
Usually the landlord, but the lease decides. Check it says who insures the building, contents and liability.
Yes. The provider needs employers' liability, public liability and often professional indemnity and abuse cover.
Sometimes, but it is often excluded or limited. It needs to be checked and negotiated.
Yes. Expect questions on fire risk assessments, alarms, fire doors and how often they are checked.
Often, yes. Insurers will want to know what happened and what has changed.
It can. Insurers ask about HMO licences, inspections and any enforcement action.
Yes. Portfolios can usually be combined on one policy with a schedule of properties.
Yes. If a property is uninhabitable after damage, loss of rent cover replaces the income while it is repaired.
Usually a few days once we have the property schedule and scheme details.
Related guides from Miller & Partner
Miller & Partner Limited (FRN 1029698) is an Appointed Representative of Gauntlet Risk Management Ltd (FRN 308081), which is authorised and regulated by the Financial Conduct Authority. Miller & Partner Limited is registered in England and Wales (company number 16206282) and trades from Vivian House, Roman Bridge Close, Mumbles, Swansea SA3 5BG. This page is general information, not a personal recommendation or an offer of cover. Cover is subject to insurer acceptance and the full terms, conditions and exclusions of the policy issued.
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Hey, I'm John!
I started Miller & Partner with the aim to bring back personable, approachable broking to UK businesses who were tired of large corporate brokers and feeling like they were just another number.
I have built this brokerage up with no pushy sales techniques or big business tactics, just honest, approachable and professional relationships with my clients.
Over 13 years experience in business insurance
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Office: Vivian House, Roman Bridge Close, Mumbles, Swansea, SA3 5BG
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