Combined buildings & contents

The essentials, in plain English

Combined buildings and contents insurance protects both your home’s structure and the things you keep inside it under one policy. Buildings cover is for the fabric of your property - walls, roof, fitted kitchen, bathroom, and permanent fixtures. Contents cover is for your belongings - furniture, electronics, clothes, and valuables. Buying these together can simplify cover and often works out cheaper than purchasing them separately.

Premiums move with risk. Average combined premiums in mid-2025 were reported around the mid-£300s, with some datasets showing higher figures near £391. Newer properties built from 2000 onwards often see lower premiums near £280 thanks to modern standards. Older homes, especially those built before 1850, can exceed £800 due to higher risk factors like subsidence and maintenance complexity. Competition has intensified too, and a majority of quotes in late 2025 came in under £200, reflecting stronger market pricing. These numbers show how diverse outcomes can be depending on your home and location.

Weather-related claims remain a key driver. Insurers paid out billions on property claims in 2025, with storms, floods, and freeze events continuing to pressure pricing. Some regions, such as Greater London and parts of Wales, experienced increases despite wider dips elsewhere. That means prices can change seasonally and regionally, and your renewal may look different to last year.

Insurance can offer real financial protection, but only when you understand what’s covered - and where the gaps are.

This guide sets out the cover, options, costs, and practical steps so you can decide with confidence. We will flag limits and common exclusions, highlight ways to reduce risk, and help you spot where combined policies may offer better value.

What’s covered and how it typically works

A combined policy brings buildings and contents together in one contract. Buildings cover usually protects the structure against risks like fire, storm, flood, escape of water, subsidence, and vandalism. Contents cover applies to movable possessions against similar perils, typically on a new-for-old basis unless stated otherwise. If a pipe bursts and damages plasterwork and sofas, buildings handles the structure and contents handles the furniture.

Policies set limits and excesses. High-value items such as jewellery, watches, or art may have single-item limits and need to be specified. Accidental damage is often optional rather than standard. Alternative accommodation, should your home become uninhabitable after an insured incident, is frequently included up to a limit. Garden, sheds, and outbuildings are usually covered, but limits can be modest unless you add more cover.

Not everything is covered. Wear and tear, gradual deterioration, and poor maintenance are excluded. Subsidence is commonly covered for the main structure, but paths, drives, and outbuildings may have restrictions. Flood cover may be limited in high-risk postcodes. If you let rooms or run a business from home, you might need additional terms. Claims are subject to the excess you choose, and insurers will need evidence such as photos, receipts, and proof of ownership. A typical claim involves notifying your insurer promptly, preventing further damage where safe, and cooperating with loss adjusters if appointed. Clear records and honest disclosures help claims proceed smoothly.

Who benefits most

This cover suits homeowners who need both the structure and their belongings protected under one policy. It is particularly useful for families balancing convenience and comprehensive protection, and for anyone in weather-exposed or subsidence-prone areas where a single, coordinated policy can speed up claim handling after major events.

If you own a new build, combined cover can still be cost effective and straightforward, often at lower premiums due to modern building standards. If you are a leaseholder in a flat, buildings insurance might be arranged by the freeholder, so contents-only cover could be enough. Students in halls may also rely on provider cover. If you rent, the landlord insures the building and you typically only need contents cover.

Your choices at a glance

1. Basic combined

   • Suitable for budget-conscious buyers who want essential protection for common perils like fire, storm, and theft.
   • Lower sums insured and higher excesses are typical. Accidental damage and cover for high-value items may be limited or omitted.

2. Standard combined

   • Balanced cover with moderate limits on buildings, contents, and alternative accommodation.
   • Optional accidental damage can be added for buildings, contents, or both. Personal possessions away from home usually available as an add-on.

3. Enhanced combined

   • Higher limits for buildings and contents with broader accidental damage included.
   • Greater flexibility on valuable items, garden and outbuildings, and home emergency add-ons. Better suited to higher-value homes or complex risks.

4. Useful add-ons

   • Accidental damage: covers mishaps like spilled paint on carpets or smashed TVs.
   • Personal possessions: protects items like phones and watches outside the home.
   • Home emergency: rapid call-outs for burst pipes or boiler breakdowns, subject to limits.
   • Legal expenses: support for disputes such as neighbour issues or consumer contracts.
   • Away-from-home bikes and e-bikes: higher limits for cycles stored securely or used daily.
   • Increased valuables cover: specify jewellery, art, or collections above single-item limits.

Cost, pricing and what shapes your premium

The figures below show typical patterns rather than guaranteed prices. Premiums vary by property, location, risk, and market conditions.

Prices can move quickly. Insurers paid a record level of property claims in 2025, and seasonal storms can push rates up at renewal. Shopping around and keeping your property well maintained remain two of the most effective ways to manage costs.

Who can apply and common requirements

Most UK homeowners and mortgage holders can apply for combined buildings and contents cover. Insurers will ask for your address and postcode, property type, year built, construction materials, bedrooms, security features, any prior claims, and your chosen sums insured. You may be asked about nearby watercourses, previous subsidence or flood events, flat roofs, and whether you run a business from home. Mortgage lenders usually require buildings insurance from exchange of contracts.

Applications can be declined or terms restricted if the property has a history of subsidence, sits in a high flood-risk zone, has significant disrepair, or if there are undeclared or recent claims. Listed buildings and unusual construction can be insured, but may require specialist providers and higher premiums. Accuracy matters - misstatements can invalidate cover, so take your time to check details carefully.

From quote to claim in simple steps

1. Gather details on the property, contents totals, and any high-value items.
2. Get several quotes using the same sums, excess, and optional add-ons.
3. Compare cover limits, exclusions, and alternative accommodation carefully.
4. Choose your preferred excess and verify any item specifications needed.
5. Buy the policy, set up document access, and confirm payment method.
6. Take photos, keep receipts, and note serial numbers for key items.
7. If something happens, make it safe and contact your insurer promptly.
8. Share evidence, cooperate with assessors, and track the claim to settlement.

Balanced view of the benefits and trade-offs

Checks before you commit

Review the policy schedule, wording, and key facts document. Confirm buildings sum insured reflects rebuild cost rather than market value. Check contents totals and single-item limits for valuables and specify items where required. Understand excesses for standard, escape of water, flood, and subsidence as these can differ. Look at alternative accommodation limits and any waiting periods on add-ons like home emergency. Note any security conditions, unoccupancy rules, and trace-and-access provisions. At renewal, compare like-for-like cover and watch for price changes or altered terms.

Alternatives and related options

1. Contents-only insurance: Suitable for renters or leaseholders where the building is already insured by a landlord or freeholder.
2. Buildings-only insurance: Useful if you own a property with minimal contents or you prefer separate policies.
3. High-net-worth home insurance: Tailored for higher-value properties and collections with bespoke limits and risk management.
4. Flood or subsidence specialist cover: Appropriate in high-risk areas where standard markets decline or restrict terms.
5. Home emergency cover: As a standalone if you want rapid response for domestic emergencies.

Frequently asked questions

Q: Is combined always cheaper than separate policies? A: Often, yes. Many insurers price combined policies competitively and it can be cheaper than buying buildings and contents separately. Still, compare like-for-like limits and excesses to be sure of value.

Q: How do insurers decide my buildings sum insured? A: It should reflect the full rebuild cost, including professional fees and debris removal, not the market value. Use a recognised calculator or a surveyor to avoid underinsurance.

Q: Are my valuables fully covered at home and away? A: Standard contents cover includes valuables at home up to limits. Items such as jewellery and watches may need to be specified. Away-from-home cover typically requires a personal possessions add-on.

Q: Will subsidence and flood always be covered? A: Many policies include these perils, but limits, excesses, or postcode restrictions can apply. Properties with prior incidents may face higher premiums or require specialist insurers.

Q: Why did my renewal go up even without claims? A: Market-wide factors like inflation, materials and labour costs, and weather claims can lift premiums. Regional risk changes and updated risk models may also affect your specific price.

Q: Can I lower my premium without losing essential cover? A: Increase your excess to a sensible level, improve security, maintain the property, and shop around. Avoid cutting sums insured, as underinsurance can be costly at claim time.

Q: How quickly are claims settled? A: Timelines vary by complexity and evidence provided. Simple claims can be resolved quickly, while major repairs or subsidence can take longer due to investigations and contractor availability.

What to do now

Take a moment to list your rebuild cost, contents totals, and any valuables that need specifying. Compare a few combined policies with the same assumptions so you can judge true value. If something is unclear, contact insurers to confirm terms before buying. You stay in control throughout, and a careful comparison will help you find cover that fits your home and budget.

Important note

This guide is general information, not personal financial advice. Policy terms vary by insurer. Always read the schedule and wording, check limits, exclusions, and excesses, and verify sums insured before you apply or renew.