Dwelling (Coverage A)
Covers the structure of the rental property against covered perils on an open-perils basis under DP-3, up to your dwelling limit.
Dwelling Fire & Landlord Insurance
Dwelling Fire & Landlord Insurance (DP-3) in Florida and Georgia
DP-3 coverage for non-owner-occupied rental property and second homes, with fair rental value protection sized to your lease and the vacancy and short-term-rental exclusions spelled out before you bind. We compare appointed landlord carriers, structure the right policy form for your actual rental use, and explain where the standard DP-3 ends.
Why this matters
A rental property is a different insurance problem than the home you live in.
When a home is converted to a rental, the HO-3 homeowners policy is no longer the right product. Most carriers require notification when the owner moves out, and continuing to insure a rental under an owner-occupied form can result in a denied claim. DP-3 (dwelling fire, special form) is the standard landlord policy form: built around the dwelling, landlord liability, and lost rental income rather than the owner's personal property and daily life at the address.
Whether you're converting your former primary home to a rental, buying an investment property, insuring a second home you use part of the year, or shifting between long-term and short-term rental use, we'll match the policy form to the actual use case and explain where the standard exclusions (vacancy, short-term rental, tenant belongings) come into play.
What's covered
What a landlord (DP-3) policy includes.
Other structures (Coverage B)
Detached garages, fences, sheds, and similar structures separate from the main dwelling, typically up to a percentage of Coverage A.
Fair rental value (Coverage D)
Pays the rental income you lose while the property is uninhabitable due to a covered loss, up to your selected limit.
Landlord liability
Pays if you're sued for bodily injury or property damage stemming from your ownership of the rental, up to your liability limit.
Owner's personal property at the rental
Optional coverage for landlord-owned items kept at the property: appliances, lawn equipment, furnishings in furnished rentals, up to your selected limit.
Medical payments
Small medical coverage for guests injured at the rental property, regardless of fault, typically up to $1,000 to $5,000.
Gaps
What landlord (DP-3) coverage doesn't cover.
Tenant's belongings and tenant's liability
A landlord policy covers the building and the landlord's exposure, not the tenant's belongings or the tenant's personal liability. Tenants need their own renters policy (HO-4) for both.
Flood damage
Excluded from every DP-3 policy. Flood is written separately through NFIP or private flood carriers. Especially important for rental properties in coastal Florida, where flood is one of the most common large losses.
Short-term rental use (Airbnb, VRBO)
Coverage depends on the carrier. Some of our DP-3 carriers allow short-term rental use as long as each rental meets a minimum number of days; others exclude it or require a specific endorsement or short-term rental form. We confirm the carrier's rules before binding.
Extended vacancy between tenants
Most DP-3 policies include a vacancy clause that can affect coverage if the property is vacant beyond a threshold (often 30 to 60 days, varies by carrier). Long vacancies can trigger coverage reductions or denials for certain perils.
Routine wear, maintenance, and ordinary tenant damage
DP-3 covers sudden accidental damage, not gradual wear, deferred maintenance, or routine damage from normal tenant occupancy. Normal wear is handled through the lease and security deposit, not the insurance policy.
Loss of rent beyond the policy's time limit
Fair rental value coverage has a time limit (often 12 months or the period actually required to restore the property). Extended vacancies beyond that, or losses not caused by a covered peril, are not part of fair rental value.
State knowledge
What to know about landlord insurance in Florida and Georgia.
Florida
Hurricane deductible applies
Roof age limits matter
Short-term rental needs separate form
Florida is one of the largest landlord markets in the country, with significant short-term rental activity along the coast and in tourist areas. Hurricane deductibles apply to DP-3 the same way they apply to homeowners (typically 2%, 5%, or 10% of Coverage A). Roof age requirements are often stricter on rental properties than on owner-occupied. The short-term rental boom in Florida has created a distinct insurance category, and coverage for Airbnb or VRBO use varies by carrier: some of our DP-3 carriers allow it subject to a minimum rental length, while others require a specific endorsement or a separate short-term rental form. Citizens Property Insurance writes DP-3 for landlord properties when private market coverage is unavailable.
Georgia
No mandatory hurricane deductible
Standard landlord market
Roof age still relevant
Georgia's landlord market is more stable than Florida's. Hurricane deductibles are not mandatory, and most policies use a flat all-perils deductible. Vacancy clauses, short-term rental exclusions, and roof age requirements still apply. We write landlord policies in both states from our offices in Saint Augustine and Saint Johns.
Limits
Coverage limits to consider.
The first decision on a landlord policy is the policy form itself. DP-3 is the special form: open-perils coverage on the dwelling, replacement cost, and the broadest standard coverage for rental properties. DP-1 (basic form) is named-perils with actual cash value and is much more limited, sometimes used as a last resort on harder-to-insure properties. For most rental properties, DP-3 is the right answer; we mention DP-1 mainly to explain what to avoid.
Dwelling coverage should match the property's full replacement cost, the same as on an owner-occupied policy. Replacement cost is what it would take to rebuild today, not market value or tax-assessed value. For landlord properties this matters as much or more than for owner-occupied, because a total loss without enough Coverage A leaves the owner with debt and no income.
Fair rental value coverage should be sized to your actual rental income for a realistic restoration period. If a covered loss takes 6 to 12 months to repair, fair rental value should cover that period. The default sometimes falls short of what current market rent would produce. We size it against your lease and the property's current market rent.
Landlord liability is the second-most-important coverage on a DP-3 (after dwelling). A serious injury claim at a rental property can exceed standard liability limits quickly. Most landlords benefit from $300,000 or higher, and households with multiple rentals or significant assets typically pair landlord liability with a personal umbrella policy that extends across all properties and personal lines.
Recommended for most rentals
DP-3
Open-perils coverage on the dwelling and other structures, replacement cost. The broadest standard landlord policy form and the right choice for most long-term rental properties.
Limited, often a last resort
DP-1
Named-perils coverage on the dwelling, actual cash value (depreciated). Cheapest available but materially weaker coverage. Often used when DP-3 isn't available for a specific property and the owner needs basic coverage.
Common scenarios
Situations that change your landlord coverage.
Converting your home to a rental
Once you move out and rent the property, the HO-3 needs to switch to a DP-3 (or similar landlord form). We handle the transition and notify the prior carrier appropriately.
Buying an investment property
Lenders typically require coverage at closing. We can quote the DP-3 before you make an offer, including any 4-point or wind mitigation requirements based on the property's age.
Switching from long-term to short-term rental
Standard DP-3 generally excludes short-term rental use. The policy form needs to change or be endorsed for Airbnb, VRBO, and similar use. We restructure coverage to match the new use case.
Tenant turnover and vacancy
Long gaps between tenants can trigger vacancy clauses on most landlord policies. We work with carriers that handle landlord vacancy realistically and structure coverage around your typical rental cycle.
Adding pets to your tenant policy
Tenants with dogs (especially certain breeds) can affect landlord underwriting on some carriers. Requiring tenant renters insurance with appropriate liability is part of how landlords address this.
Second home you don't rent
A second home you use yourself and don't rent out is sometimes written on a different form than a true rental. We'll match the policy to actual occupancy and use patterns.
Premium and discounts
What goes into your landlord premium.
What affects your premium
DP-3 premiums in Florida depend on a similar mix of factors as homeowners, with some landlord-specific considerations. The biggest movers are the dwelling value (full replacement cost), roof age and material, wind mitigation features, construction type, year built, distance to coast, and the property's occupancy type (long-term rental, short-term, second home). A 1990s home rented long-term to a single family rates very differently from the same home used for short-term rental, even with the same physical features.
Claims history (the CLUE report) follows the property and the owner. Florida-specific factors include the hurricane deductible percentage you choose, roof age relative to the carrier's binding thresholds, and any wind mitigation credits documented on a current inspection. Carriers price landlord properties more conservatively than owner-occupied because owner attention to the property is generally lower.
No two carriers weight these factors the same way. Some carriers specialize in landlord and rental properties; others write landlord as a secondary line. The right carrier for a single-family long-term rental is often not the right carrier for a duplex or for a short-term rental property. We compare across multiple appointed landlord carriers.
Discounts that may apply
Landlord discounts work similarly to homeowners discounts. Wind mitigation, multi-policy bundling, and protective devices are the most common levers.
Wind mitigation features
Documented wind-resistant features (roof shape, deck attachment, opening protection, roof cover) carry credits on Florida DP-3 just as on homeowners.
New or recently replaced roof
A new roof produces credits with most Florida landlord carriers and can restore eligibility with carriers that won't write older roofs on rental property.
Protective devices
Monitored security systems, smoke and fire alarms, smart leak-detection, and similar features can each carry small credits.
Multi-policy and multi-property
Bundling DP-3 with auto or homeowners when the same carrier writes both, plus multi-property discounts for landlords with several rentals.
Available discounts vary widely between landlord carriers. Some carriers price rental property aggressively as a way to capture the multi-policy bundle with the owner's personal lines; others write landlord property as a standalone line at standalone pricing. We compare both before recommending.
Decisions
When you actually need each coverage.
DP-1, DP-2, or DP-3?
For most rental properties, DP-3 is the right answer: open-perils coverage on the dwelling, replacement cost, broadest standard landlord coverage. DP-1 (basic form, named perils, actual cash value) is much more limited and is usually a last resort for properties the standard landlord market won't write. DP-2 sits between the two and is less commonly used. We match the property to the right form based on what carriers will accept.
Long-term rental, short-term rental, or second home?
Each use case needs a different policy structure. Long-term rentals are usually DP-3. Short-term rentals (Airbnb, VRBO) need a short-term rental policy form or specific endorsement. Second homes you don't rent are sometimes written on a secondary-residence form. Mixing uses on a single property has its own underwriting requirements. We confirm intended use before binding.
How much fair rental value coverage do I need?
Enough to cover the rental income you would lose during a realistic restoration period after a major loss. If the property would take 6 to 12 months to repair after a hurricane, fair rental value should cover that period at current market rent. We size it against your lease and current rent levels, not the carrier's default.
Should I require tenants to carry renters insurance?
Yes. Requiring tenants to carry renters insurance and to list the landlord as an additional interest is standard practice. Tenants get coverage for their belongings and personal liability. Landlords reduce exposure when tenant negligence causes damage and gain a clear point of contact for the tenant's coverage. For households with assets to protect, pairing landlord coverage with a personal umbrella policy extends liability across all rental properties.
Carriers
Carriers we work with for landlord coverage.
We write DP-3 landlord coverage through multiple carriers, including specialty landlord carriers and Florida-domiciled property carriers. The right fit depends on the property's age, location, construction type, roof age, occupancy type (long-term, short-term, second home), and what other policies you'd like to bundle.
Each carrier has a different appetite for landlord property. Some specialize in long-term single-family rentals, some in short-term and vacation rentals, some in older or non-standard properties. The Florida landlord market changes regularly, and the right carrier for your property today is not always the right carrier next year. We re-shop at renewal when it makes sense.
American Integrity
Cypress
Florida Peninsula
Monarch National
One Alliance
Security First
Slide
Tower Hill
Braishfield
Carrier appointments vary by line and state. Available carriers depend on the property, your specific situation, and underwriting eligibility. The Florida landlord market changes frequently and not every carrier is open to new rental property business at all times.
Questions
Landlord insurance questions we hear a lot.
What's the difference between HO-3 and DP-3?
HO-3 is the homeowners policy for an owner-occupied home. DP-3 (dwelling fire, special form) is the policy form for non-owner-occupied properties: rental homes, second homes, vacation homes that aren't your primary residence. DP-3 is structured around the dwelling, landlord liability, and lost rental income rather than the owner's personal property and lifestyle. The two policies look superficially similar but are built for different ownership situations.
Do I need landlord insurance if my home is just a rental?
Yes. Once a home transitions from owner-occupied to rental, the HO-3 policy is no longer the right product and most carriers require notification of the change. Continuing to insure a rental property under an HO-3 can result in a denied claim because the policy was written for an owner-occupied situation. DP-3 is the standard landlord policy form for long-term rentals.
What does fair rental value coverage do?
Fair rental value pays the rental income you lose while the property is uninhabitable due to a covered loss. If a fire makes the rental unrentable for four months, fair rental value pays the lost rent for that period, up to your selected limit. It's the landlord equivalent of the additional living expenses coverage on an owner-occupied policy.
Are my tenant's belongings covered under my landlord policy?
No. A landlord policy covers the building and the landlord's exposure, not the tenant's belongings or the tenant's personal liability. Tenants need to carry their own renters insurance (HO-4) for their personal property and liability. Most landlords now require renters insurance as a lease condition.
Does my landlord policy cover the tenant's liability?
No. Your liability coverage on a landlord policy protects you as the owner of the property (for example, if a tenant or visitor is injured due to a hazard you should have addressed). The tenant's own liability (a guest they invited being injured by the tenant's actions, for example) is the tenant's responsibility, covered under their renters policy.
What about hurricane and flood damage to a rental property?
Hurricane damage to the rental property is generally covered under DP-3, subject to Florida's hurricane deductible structure (typically 2%, 5%, or 10% of Coverage A). Flood damage is excluded from every DP-3 policy and requires a separate NFIP or private flood policy. Florida rental properties especially in coastal areas usually need both.
What happens if the property is vacant between tenants?
Most DP-3 policies include a vacancy clause that can affect coverage if the property is vacant beyond a threshold (often 30 to 60 days depending on carrier). Long vacancies can trigger coverage reductions or denials for certain perils. We work with carriers that handle landlord vacancy situations realistically and structure coverage around your actual rental cycle.
Am I covered if I rent through Airbnb or VRBO?
Standard DP-3 policies generally exclude short-term rental use. Airbnb, VRBO, and similar platforms require a different policy form, often called short-term rental or vacation rental coverage. Some carriers will endorse a DP-3 for occasional short-term use; others require a fully separate policy. Mixing short-term and long-term rental use on the same property has its own underwriting requirements.
Should I require my tenants to carry renters insurance?
Yes. Requiring tenants to carry renters insurance and to list the landlord as an additional interest is standard practice and protects everyone. Tenants get coverage for their belongings and personal liability, and landlords reduce exposure when tenant negligence causes damage that the landlord might otherwise be involved in resolving.
Do I need different coverage for a second home that's not rented?
Second homes that you use yourself and don't rent out are typically written on a secondary-residence form (sometimes still DP-3 with no rental exposure, sometimes an HO-3 with a secondary-residence indicator). The right form depends on use, vacancy patterns, and carrier guidelines. We'll match the policy to how you actually use the property.
Does my landlord policy cover dog bites if the tenant has a dog?
Liability for a tenant's dog typically falls on the tenant's renters policy, not on the landlord's policy. However, the landlord can be drawn into a dog-bite claim if there's an argument that the landlord knew about a dangerous animal and failed to act. Confirming tenant renters insurance with appropriate liability is part of how landlords reduce this exposure.
What about damage caused by the tenant?
Routine tenant damage, normal wear and tear, and most non-sudden tenant-caused damage are handled outside of insurance, typically through the security deposit and the lease. Sudden accidental damage caused by a tenant (a fire, a burst dishwasher, water damage from a left-on faucet) may be covered under the landlord's policy and could become a subrogation matter against the tenant's renters policy.
How does roof age affect rental property insurance?
The same way it affects owner-occupied policies, and often more strictly. Many Florida carriers have tightened roof-age requirements on landlord properties and will not write or renew DP-3 policies with asphalt shingle roofs over 15 years (sometimes 20), or tile/metal roofs over 25 years. Roofs near or past these thresholds often need replacement before a policy can bind.
How fast can I get a landlord insurance quote?
Most landlord quotes can be started the same day. Carriers ask for the property address, year built, square footage, construction type, roof age and material, whether the property is currently occupied and by whom, expected rental terms (long-term, short-term, vacation), and prior insurance and claims history. Older properties may need a 4-point or wind mitigation inspection before binding.
Related
Coverage that pairs with landlord.
Ready to compare your landlord coverage?
Send us your current declarations page, give us a call, or request a free quote. We'll review what you have, confirm the policy form matches your actual rental use, and walk you through the options.