What is fair rental value coverage and how does it work?

Fair rental value coverage is an important part of a landlord insurance policy. It can help reimburse you for lost income if your rental property becomes uninhabitable due to a covered loss, like a fire or storm damage.

What’s included in fair rental value coverage?

As a landlord, protecting your rental income is as important as protecting your property. Fair rental value coverage kicks in when a covered event, such as a fire, tornado, or other insured disaster, damages your rental property to the point that tenants can’t live there. If the property is uninhabitable and you can no longer collect rent, this coverage helps replace that lost rental income during the repair process. 

Covered causes of loss — referred to as perils in the insurance world — in a landlord insurance policy might include:

• Fires that destroy or damage part of the structure
• Severe storms that cause roof or structural damage
• Water damage from burst pipes or other covered sources
• Vandalism or other types of property damage listed in your landlord policy

What is not covered by fair rental value coverage?

In general, damage from certain causes of loss are almost always excluded. An example is damage from flooding, which requires a flood insurance endorsement or a separate policy to be covered. So, if a flood resulting from a storm displaces a tenant, you won’t be reimbursed for lost rent.

Fair rental income coverage usually doesn’t cover your tenant breaking a lease, either. It also typically does not cover property damage between tenants or while the property is vacant. In addition, this type of coverage doesn’t cover tenant relocation costs. That’s their responsibility (or may be covered by their renters insurance policy). 

Your policy documents are the best resource to determine what is and is not covered by your landlord insurance policy. And of course, your insurance agent is always there if anything is confusing and you need a quick explanation.

How is fair rental value coverage different from loss of use?

At first glance, fair rental value coverage might sound similar to loss of use coverage, but the two serve different types of property owners.

• Fair rental value coverage is for landlords. It reimburses lost rent when tenants must move out temporarily due to covered damage to their rental unit.
• Loss of use coverage applies to owner-occupied homes. It helps homeowners pay for additional living expenses like hotel stays or meals if their home is uninhabitable after a covered loss.

To show the difference between these coverages in action, let’s look at how they function during a real-world claim.

Coverage in action: The burst pipe scenario

Imagine a heavy freeze causes a water pipe to burst in a residential duplex. The damage is covered and extensive enough that the building requires professional drying and floor replacement, making the home uninhabitable for three weeks.

Limits and timeframes for payment in fair rental value coverage

Just like other parts of your landlord insurance policy, fair rental income coverage has limits and timeframes that determine how much you can claim and for how long.

Coverage limits

Your policy will specify a limit of fair rental income you can receive per claim, which is usually a percentage of the overall dwelling coverage. For example, if your dwelling is insured for $300,000 and your fair rental value coverage is capped at 10%, you’d be eligible for up to $30,000 in rental income reimbursement.

For landlords, the best-case scenario is to make sure your coverage limit is enough to match your monthly rental income. Being underinsured could mean significant out-of-pocket losses.

Payment timeframes

Insurance companies generally pay fair rental value claims for the shortest reasonable amount of time needed to repair the property and make it liveable. That means:

• You’re not covered indefinitely
• The insurer will evaluate how long repairs should realistically take
• Payments stop once the property is ready for occupancy again, even if you need time to find a new tenant

For example, if repairs will reasonably take three months to complete, your policy will cover three months of lost rent, regardless of tenant availability or delays unrelated to repairs. If there is a delay related to repairs, you’d have to work with the insurance company to get approval for additional rental income reimbursement.

How to document lost rental income

To successfully file a fair rental value claim, you’ll need to prove your rental income and in some cases show that the property was generating income when the damage occurred. Proper documentation is essential. 

Your insurance company will likely request the following:

• Lease agreements: The insurer needs to verify how much income you were expecting. Provide a signed lease that shows the tenant’s information, lease duration, and monthly rent amount.
• Receipts or bank statements: This proves that the income was actually being collected prior to the loss. You can show consistent payments from your tenant with copies of rent checks, electronic transfer records, or bank deposit statements.
• Communication with tenants: Keep a record of conversations or written communications from tenants confirming they had to leave due to damage. Email chains, text messages, or formal notices can all help support your claim.

Having a well-organized file with these documents can speed up the claims process and increase the likelihood of getting reimbursed quickly. 

Is fair rental value coverage worth it?

If you’re a landlord who relies on steady rental income, then fair rental value coverage is worth considering. Even a few weeks without rent can create a financial strain, especially if you have a mortgage on the property, maintenance costs, property taxes, or other carrying costs. 

Fair rental income coverage acts as a safety net, ensuring that an unexpected disaster doesn’t leave you without income while you’re working to get your property back in shape. It’s especially useful if:

• You own multiple rental properties
• Your rental income covers mortgage or business expenses
• Your property is located in an area prone to natural disasters
• You want to avoid dipping into savings during a rebuild

It’s a good idea to review your landlord policy and coverage limits after a claim to ensure the policy is still meeting your needs. You may need to increase your fair rental value coverage if the claimable amount falls short of covering your rental income.