Spring rental turnover is right around the corner, and properties in Jacksonville Beach are in high demand — both long-term and short-term like Airbnb or VRBO. But whether you’re a homeowner, landlord, or renter, the question remains: who actually covers what when something goes wrong? Insurance is commonly misunderstood by all three groups. Knowing the differences between landlord, homeowner, and renters insurance — and where responsibilities lie can save you from surprise costs and coverage gaps. This breakdown uses real scenarios like pipe bursts, tenant damage, and theft to show exactly who is responsible and why proper coverage matters before the busy rental season hits.
- Homeowner’s Insurance — Basics and What It Covers Homeowners insurance is designed for people who live in the home they own. It protects:
- The structure of the home against covered perils like fire, windstorms, or vandalism
- Personal property inside the home
- Personal liability if someone is injured on your property
This means if your own home suffers from a burst pipe or a storm knocks out a window or roof, your homeowners policy typically pays for repairs — subject to your coverage limits and deductibles. (CREST) However, if you decide to rent out your home to others even occasionally through short-term rentals — your standard homeowners policy may not provide adequate protection because many carriers view rental activity as a business risk. In such cases, you often need a landlord policy or a home-sharing endorsement to ensure coverage. (Proper Insurance®)
- Landlord Insurance — What It’s For and What It Covers When you rent out a property to tenants — whether long-term or short-term — your role changes from resident to investor. Landlord insurance is specifically designed for this situation.
A landlord policy typically covers:
- Property damage to the structure from fires, storms, and other covered events
- Liability protection if a tenant or guest is injured on the property
- Lost rental income if the home becomes uninhabitable due to a covered loss (e.g., storm damage)
- Optional add-ons like coverage for appliances or furnishings you provide in the rental (IA Near Me)
Importantly, landlord insurance does not cover a tenant’s personal belongings — that is the renter’s responsibility. (Skybriz) Real Scenario: Burst Pipe Damage Imagine a pipe bursts during spring turnover while the property is vacant. The landlord’s policy would cover structural repairs. If the property stays under renovation and cannot be rented out, lost rental income coverage can help offset financial losses. But tenant property inside the rental (if any) would not be covered by the landlord’s policy — the tenant would need their own renters insurance for that. (Forbes)
- Renters Insurance — For Tenants and Their Belongings Renters insurance is a policy carried by people who rent a property. It does two main things:
- Protects the tenant’s personal property from covered losses like theft, fire, or weather-related damage
- Provides liability coverage if the tenant is found responsible for injuries or property damage to others
- May include additional living expenses if the rental becomes uninhabitable (hotel costs, meals) (Investopedia)
For example, if a tenant’s laptop, furniture, or other possessions are damaged due to a storm or theft, renters insurance would cover replacement costs up to the policy limits. Landlord or homeowner insurance does not cover tenants’ belongings. (AHPM) This means if a pipe bursts and floods a tenant’s space, the landlord’s policy pays to repair structural damage while the tenant’s renters insurance covers their personal items. If neither policy exists, both parties suffer losses out of pocket.
4. Short-Term Rentals (STR / Airbnb) and Special Insurance Considerations
Properties used for short-term rentals like Airbnb or VRBO often fall into a gray area with traditional homeowners policies because these policies weren’t designed with business use in mind. In fact, most homeowners insurance policies don’t cover short-term rentals unless you add a specific endorsement or purchase a separate policy tailored for hosting. (Proper Insurance®)
Airbnb provides some liability coverage through its host protection program, but this doesn’t replace proper insurance. For example, it may not fully cover property damage or loss of rental income. Hosts may still need dedicated short-term rental insurance or landlord insurance with appropriate endorsements to be fully protected. Real Scenario: Guest Damage A property used as an Airbnb experiences theft and damage to furnishings. Without the right insurance, the host could be responsible for repairs and replacement — even after diverting revenue for bookings. A host who relies solely on a homeowners policy might find claims denied because the insurer considers the rental a business activity.
5. Responsibilities in Real Situations
Pipe Burst in a Rental Unit
- Landlord insurance handles structural repairs to the building.
- Renters insurance covers the tenant’s personal items.
- If neither policy exists, both parties risk paying costs personally. (Forbes)
Tenant Damage Beyond Normal Wear and Tear
- Intentional or malicious damage may not be covered by standard policies and could require endorsements or supplemental protection.
- A landlord’s liability could be triggered if guests are injured due to an unsafe condition. (Skybriz)
Theft in a Rental Property
- Landlord insurance may cover theft of items the landlord owns (like appliances or furniture), but doesn’t cover tenant belongings.
- A renter’s insurance policy protects the tenant’s property and liability. (Skybriz)
- Add-Ons and Cross-Link Recommendations To maximize protection for all parties:
- Umbrella Insurance: Provides additional liability coverage beyond basic limits — useful for both landlords and homeowners with potentially large liability exposures. (Insurance.com)
- Homeowners Coverage: Ensures structural and personal property protection for primary residences. (CREST)
- Renters Coverage: Essential for tenants to protect belongings and liability. (AHPM)
Understanding the differences between landlord, homeowner, and renters insurance — and whose responsibilities are what — is critical before the spring rental turnover and as Jacksonville Beach’s rental market remains active. Without the right coverage in place, costly surprises can happen. Ready to make sure you have the right policy for your situation, whether you’re renting, owning, or hosting short-term guests? Schedule your landlord/renter policy check with First Beaches Insurance today. Learn the real differences between landlord, homeowner, and renters insurance who covers what in common claims like burst pipes, tenant damage, and theft. Get a landlord/renter policy check today.