What Insurance Do I Need for Fixtures and Fittings?
Fixtures, fittings, carpets, kitchens. Find out which insurance actually has you covered.
Short answer: fixtures fall under building insurance, fittings fall under contents insurance. Knowing the difference means knowing exactly what’s protected when something goes wrong. Here’s how it breaks down.
At a glance
- Fixtures (boilers, bathroom suites, built-in kitchen units) are covered by building insurance
- Fittings (curtains, freestanding appliances, rugs) need contents insurance
- If you rent, your landlord covers the structure, you cover your own belongings
- Always check your policy documents; grey areas like carpets can catch you out
What’s the difference between fixtures and fittings?
Here’s a useful rule of thumb: imagine tipping your home upside down. Anything that stays put is a fixture. Anything that falls out is a fitting.
- Fixtures are permanently attached to the property. Built-in kitchen units, bathroom suites, boilers, and wired light fittings all count. Remove them and you’d damage the property.
- Fittings are removable. Curtains, freestanding appliances like a Samsung fridge-freezer or Miele washing machine, rugs, and lamps are all fittings you’d take with you when you move.
The distinction matters because most home insurance policies treat them very differently, and assuming the wrong type of cover could leave you out of pocket.
| Item | Fixture or fitting? | Covered by |
|---|---|---|
| Built-in kitchen units | Fixture | building insurance |
| Bathroom suite (sink, bath, toilet) | Fixture | building insurance |
| Boiler and central heating | Fixture | building insurance (see note below) |
| Permanently wired light fittings | Fixture | building insurance |
| Fitted wardrobes | Fixture | building insurance |
| Integrated dishwasher | Fixture | building insurance |
| Curtains and blinds | Fitting | Contents insurance |
| Freestanding washing machine | Fitting | Contents insurance |
| Freestanding fridge-freezer | Fitting | Contents insurance |
| Rugs and carpets | Fitting | Contents insurance |
When does building insurance cover fixtures?
Building insurance protects the structure of your home and everything permanently fixed to it: walls, roof, floors, plumbing, wiring, and permanent fixtures like a fitted kitchen, bathroom suites, and your boiler.
What’s typically covered:
- Fire, storm, and flood
- Subsidence
- Theft and vandalism
- Accidental damage (add-on only, not standard)
A couple of things to watch out for:
- Bespoke installations: A standard building insurance policy may cover a typical kitchen, but not a high-end fitted kitchen like a Roundhouse or deVOL installation worth £30,000 or more. Always make sure your sum insured reflects the true replacement costs of what you’ve installed.
- Leaseholders: If you own a flat, your freeholder usually arranges building insurance for the whole building. But that block policy won’t cover improvements you’ve made yourself, like fitted wardrobes, custom shelving, or upgraded flooring. If you’ve renovated, speak to an insurance broker to close that gap.
When does contents insurance cover fittings?
Contents insurance covers everything you’d take with you if you moved: fittings, furniture, electronics, and valuables. If it’s freestanding or removable, whether that’s a Smeg fridge, a Dyson hoover, or a set of designer blinds, it needs to sit under your contents policy.
What’s typically covered:
- Fire, theft, and flood
- Accidental damage (add-on only, not standard)
- High-value items like jewellery, cameras, and laptops (may need to be listed separately)
One grey area worth knowing:
- Carpets: Even fitted wall-to-wall carpets are generally treated as contents rather than building. Don’t assume, confirm it with your insurer.
Is insurance for fixtures and fittings worth it?
Here’s a sense of what fixtures and fittings are really worth, and what being properly insured could save you:
| Item | Typical replacement cost | Approx. excess | Average saving |
|---|---|---|---|
| Fitted kitchen | £5,000 to £15,000 | £100 to £250 | Up to £14,750 |
| Premium fitted kitchen | £20,000 to £50,000+ | £250 to £500 | Up to £49,500 |
| Bathroom suite | £1,500 to £4,000 | £100 to £250 | Up to £3,750 |
| Boiler (Home Emergency add-on only) | £1,500 to £3,500 | £100 to £250 | Up to £3,250 |
| Freestanding fridge-freezer | £500 to £2,000 | £100 to £250 | Up to £1,750 |
| Washing machine | £400 to £1,500 | £100 to £250 | Up to £1,250 |
| Laptop | £800 to £2,500 | £100 to £250 | Up to £2,250 |
| TV | £400 to £3,000 | £100 to £250 | Up to £2,750 |
To put it in real terms:
Say your Bosch boiler that you bought a few years ago packs in. A replacement will typically set you back anywhere between £1,500 and £3,500 once you factor in the unit and installation. Here’s where it gets nuanced: standard buildings insurance won’t cover boiler failure, that falls under wear and tear. But if you’ve added the Home Emergency add-on, you’ve got access to emergency repair services, and some financial assistance toward a replacement if it’s beyond economic repair. Worth thinking about before the heating gives up mid-January.
The same logic applies to your fittings. Say a pipe bursts and writes off your Miele washing machine and Smeg fridge-freezer. Replacing both could easily cost £2,000 to £3,500 out of pocket. With contents insurance, you’re looking at your excess and nothing more.
What if you rent?
If you’re a tenant, the split is straightforward. Your landlord’s building insurance covers the structure and permanent fixtures. Your own renters’ insurance covers everything you bring into the property.
| What needs insuring | Who’s responsible | Type of cover |
|---|---|---|
| Building structure and permanent fixtures | Landlord | building insurance |
| Landlord’s furniture (furnished properties) | Landlord | Landlord insurance |
| Your furniture, fittings, and electronics | Tenant | Contents insurance |
| Accidental damage to landlord’s property | Tenant | Liability insurance |
Always check your tenancy agreement to confirm responsibilities. And if your landlord has furnished the property, their contents policy covers their items, not yours.
Bottom line
Get both right and you’re covered whether a kitchen floods, a pipe bursts, or a storm causes serious damage. And if you want protection against theft or boiler breakdowns, both are available as add-ons – Theft and Loss cover and the Home Emergency add-on. Get it wrong and a single incident could cost thousands. Check your policy documents, confirm your contents limit, and if in doubt, talk to an insurance broker.
If you’re still figuring out the right cover, Lemonade’s home insurance is worth a look.
Fixtures and fittings insurance FAQs
Are carpets fixtures or fittings?
Generally treated as contents, even if they’re fitted wall to wall. Check with your insurer to confirm how your specific home insurance policy handles them.
Does building insurance cover kitchen appliances?
Integrated appliances like a built-in Neff oven or Bosch dishwasher are typically fixtures and fall under building insurance. Freestanding appliances like a Hotpoint washing machine or Samsung fridge-freezer are fittings and need contents insurance.
If I rent, do I need contents insurance for my fittings?
Yes. Your landlord’s responsibility is to cover the structure and their fixtures. Your own contents insurance covers everything you bring into the property, from furniture to electronics and valuables.
Is accidental damage cover included as standard?
Rarely. Accidental damage cover is an optional add-on for both building and contents policies. Theft cover is also an add-on, you’d need to include the Theft and Loss add-on to be protected against break-ins and stolen valuables. Without these, your standard policy covers events like fire and flood, but not accidents or theft.
How do I know if my sum insured is high enough?
The key figure to focus on is your contents limit, the maximum your policy will pay out to replace your belongings. Add up the replacement cost of everything you’d take with you if you moved: fittings, furniture, electronics, and valuables. Don’t forget high-value items like a bespoke fitted kitchen’s removable elements or designer furniture, which can push costs higher than a standard limit covers.
Your building cover works differently. The limit is set using third-party data when you take out your policy, and it’s not something you adjust yourself. The good news: Lemonade’s building cover is unlimited, so there’s no rebuild cost cap to worry about, just make sure your contents limit accurately reflects what you own.
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