Andres Dominguez III | 24 February, 2026
You never know what’s covered… until it’s not. Many Utah Landlords assume certain damages are automatically included on their policy–only to have a rude awakening when they discover the exclusions buried in the fine print. Not all Landlord Policies are created equal. Every company uses different policy language, endorsements, and limitations that can dramatically impact your payout at the time of a claim.
In this article, we’ll break down the most common exclusions that surprise Utah Landlords so you can avoid a costly misunderstanding. If you own rental property in Utah, we strongly recommend you consult with a trusted advisor who can clearly explain your coverage, limits, and exclusions. Call our office today at 801-262-1551 and request to speak with our Landlord Specialist, Andres, for a free, no-obligation policy review.
This article is not a comprehensive list of all policy exclusions. Rather, it’s a brief review of the most important exclusions of which you should be aware. There may be more exclusions on your policy. Keep reading to learn about the most commonly excluded perils on a standard landlord insurance policy:
- Wear & Tear / Deterioration— Insurance policies are written to cover “sudden and accidental” damages, NOT damages that occur slowly over the course of time. One of the most commonly denied “Wear & Tear” claims is a worn-out roof. Traditionally, insurance companies never paid for roofs that were at the end of their life expectancy. About ten years ago, aggressive roofers started to exploit insurance policies and were able to get many old and worn-out roofs replaced under the guise that the roofs had wind or hail damage. Insurance companies cannot afford to replace a roof simply because it is at the end of its life span. To prevent abuse by roofing contractors, insurance companies have added language to their policies to lower or prevent payment for deteriorated roofs.
- Earthquake— is a common exclusion on all landlord policies. It can be added to a landlord policy via an endorsement, but these days, only about half of the insurance companies offer earthquake coverage. When adding earthquake insurance, take into account the three primary factors: the much higher deductible, the damage zone your property is located in, and the cost. Earthquake insurance normally doubles the cost if it can be added to your landlord policy. Earthquake Insurance in Utah: Cost, Deductibles, and Damage Zones.
- Flood— Most insurance policy contracts will call this type of damage “Surface Water Damage.” Utah’s low water tables and high desert climate enable us to add inexpensive square footage by building basements. That’s great, but water and basements don’t do well together. If you watch a contractor build a basement, they pour the foundation walls first and then add the floor. There is always a gap between the wall and the foundation floor. Water can seep through this gap or other cracks in the foundation, damaging flooring and baseboards. This type of water damage is not covered by landlord insurance. The source of water may be a leaky sprinkler pipe or a rain gutter that is clogged or that drains too close to the home. If the source is a rain gutter that drains too close to the home, add a drainage pipe that will move the water away from the home. Discovering the exterior source of the water and making necessary changes is key to the prevention of future damage. Utah Landlords can obtain coverage for this type of damage by purchasing a separate Flood Policy.
- Tenant Furniture & Belongings– This is a crucial concept for Utah Landlords to understand. Your Landlord Insurance policy has ZERO coverage for damage to your tenants’ property. Usually, a good landlord policy will have $10,000 – $15,000 of coverage for damage to YOUR personal property inside the rental (i.e., dishwasher, oven, washer/dryer, furniture). This will pay to replace your contents inside the rental unit. However, this limit DOES NOT extend to your tenant’s personal property, such as clothing, furniture, electronics, and appliances. This is why we strongly recommend that you require Renter’s Insurance from your tenants. There are many benefits to a Landlord when they require renters’ insurance from their tenants. You can learn more about these benefits by reading this blog post: Are You Requiring Renters Insurance?
- Animal Liability Coverage – Insurance companies have recognized how easy it is for plaintiff attorneys to win large dog bite claim settlements, an average of $40,000. In order to reduce the number and amount of animal liability claims on landlord policies, some carriers have added exclusions or restrictions for animals, dogs or certain breeds. Landlord best practices will advise you not to allow dogs of certain aggressive breeds on your property. Check your policy or call Andres at Anderson Insurance Group for more information regarding those exclusions. What’s The Average Dog Bite Claim in Utah? | Anderson Insurance Group
The worst time to discover an exclusion in your Landlord Policy is AFTER a claim has already been denied. Many Utah Landlords don’t realize the gaps in their coverage until it costs them thousands of dollars out of pocket. By then, it’s too late. Smart Utah Landlords don’t wait for disaster to review their coverage. They proactively seek advice from trusted consultants. If you own rental property in Utah, now is the time to make sure your policy is structured correctly. Call our office today at 801-262-1551 for a free, no-pressure policy review with our Landlord Specialist, Andres. Or submit an inquiry using the box below, and we’ll respond within 24 hours or less.
Earthquake Insurance in Utah: Cost, Deductibles, and Damage Zones | Are You Requiring Renters Insurance? | 3 Must-Have Coverages for Landlords
Landlord Insurance in Utah – Anderson Insurance Group
