Renovations in Rented Homes: Insurance and Liability in Wales
Renovations can make a rented home brighter, safer, or more comfortable—but they raise important questions for tenants about insurance and liability. If you rent in Wales, understanding your renters’ insurance obligations and your rights during building work is crucial. This guide explains how insurance works during renovations, what your landlord must do, and what steps to take if something goes wrong.
How Do Renovations Affect Renters’ Insurance?
When your landlord or their contractor starts renovations, changes can affect your home’s safety and your possessions. Standard renters’ insurance, also called contents insurance, usually covers your belongings against damage or theft, but there may be limits or exclusions during building works.
- Many insurers require that you notify them if renovations are planned in your rented property
- Some policies may exclude cover for damage caused by building works or leave 'vacant property' gaps if you must temporarily move out
- Landlord’s buildings insurance typically covers damage to the structure, but not renters’ items
Responsibility for Damage During Renovations
If building work causes accidental damage to your possessions—such as paint spatter or leaks—the liability may fall to the landlord, their contractor, or, rarely, the tenant. Check your insurance policy wording, and ask your landlord for details about any insurance their contractor may carry.
Your Rights as a Renter During Renovations in Wales
The Renting Homes (Wales) Act 2016 is the main legislation covering renting in Wales. It sets out your rights and your landlord’s obligations, including:
- Landlords must give reasonable notice before entering the property or carrying out works (except in emergencies)
- You have the right to quiet enjoyment of your home—major renovations should not unreasonably disrupt your use of the property
- Your landlord is responsible for ensuring essential repairs and safety standards under the law
If you feel building works are excessive or disruptive, you can contact Residential Property Tribunal Wales for advice or formal action.
Official Forms and What They’re For
- RHW2: Notice by Landlord to Enter the Dwelling
Landlords should use this form to give written notice before accessing your property for inspections or works. For example, if your landlord wants to arrange kitchen renovations, they must provide you with an RHW2 form, ideally at least 24 hours in advance. You can find more information and the template at the Welsh Government official forms page.
Steps to Take Before and During Renovations
Taking proactive steps can help protect your rights and possessions during renovations:
- Inform your insurer as soon as you learn about planned works. They can advise whether your contents policy is affected.
- Request details in writing from your landlord—date, scope of works, and whether you’ll need to vacate rooms.
- Take inventory and photos of your belongings for reference in case of a claim.
- Discuss security and who will have keys during works to avoid disputes over accidental loss or theft.
Remember: the legislation does not allow landlords to make major changes without following the necessary notice and process[1].
What If Damage Occurs?
If your belongings are damaged during renovations:
- Contact your renters’ contents insurer to start a claim—provide photos and details
- Notify your landlord, citing the date and type of loss
- If you cannot resolve the matter, refer to the Residential Property Tribunal Wales
Frequently Asked Questions
- Do I need my landlord’s permission to have my own renovations done?
Yes. Under the Renting Homes (Wales) Act 2016, tenants must not carry out significant works (such as structural changes or installations) without the landlord’s written consent. Speak with your landlord first, and get permission in writing. - Who pays if my furniture is accidentally damaged during building works?
This may depend on the cause and your insurance policy. Typically, your contents insurance should cover you. If the landlord’s contractor is proven negligent, their insurance may apply. Always check both policies and contact your insurance provider promptly. - Can the landlord enter whenever they like for renovations?
No. Landlords must give you reasonable notice before entering, usually at least 24 hours (except in emergencies). They must also use forms like RHW2 to confirm notice in writing. - Does my insurance cover me if I need to move out temporarily?
Some policies do not cover belongings during periods when the property is empty (typically over 30 days). Check your policy or call your insurer if you’re asked to temporarily relocate for extensive renovations. - Which official tribunal handles rental disputes in Wales?
The Residential Property Tribunal Wales manages rental disputes, including renovation and repair issues. They provide information and mediation or adjudication services.
Key Takeaways
- Renovations can change your coverage—always speak to your insurer and ask the landlord for written notice
- Your belongings are your responsibility, but liability also depends on who caused the damage
- If disputes arise, or works cause serious disruption, the Residential Property Tribunal Wales can help
Stay informed, ask questions, and don’t hesitate to access official advice or dispute resolution if renovation works raise issues in your home.
Need Help? Resources for Renters
- Welsh Government Housing Advice – Guidance and tenant rights for rented homes
- Residential Property Tribunal Wales – Rent dispute and complaints resolution
- Shelter Cymru – Free, confidential advice for renters in Wales
- Government tenant resources – Fee bans and tenancy law
- See the Renting Homes (Wales) Act 2016 for details on notice, access, and repair obligations.
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