The short version (updated October 26, 2026). A Las Vegas home rented to tenants needs a policy that accepts that use; a dwelling policy such as a DP-3 is a common option. An owner-occupied homeowners form may not fit. A homeowners policy is written for a home you live in. The dwelling policy is written to cover the building and, subject to its terms, the rent you lose while covered damage is repaired.
On the standard form many carriers start from, landlord liability is an add-on. So check that a liability line is on your declarations page. Covered fair-rental-value terms differ from unpaid rent or an ordinary gap between tenants; check the cause-of-loss requirement and time limit.
What should a Las Vegas landlord policy cover?
Think of a landlord policy as a stack of parts. Each part pays for a different kind of loss. The table shows the parts in the order most declarations pages list them. A declarations page is the summary page at the front of a policy. It lists each coverage and its limit.
| Part of the policy | What it is for | What to check |
|---|---|---|
| Dwelling (Coverage A) | The rental home itself, including attached parts like a garage | The limit, and whether a claim is paid at replacement cost (the cost to rebuild new) or actual cash value (that cost minus wear and age) |
| Other structures (Coverage B) | A detached garage, a wall, a shed | The limit, often set as a share of the dwelling limit |
| Your property at the rental (Coverage C) | Things you own and leave for the tenant, like a washer and dryer | Whether it is included and how much it pays |
| Fair rental value (Coverage D) | Rent you lose while covered damage makes the home unlivable | The limit, how many months it pays, and any waiting period |
| Landlord liability | A claim that someone was hurt, or their property damaged, because of the rental | Whether it is on the policy at all, and its limit |
| Medical payments to others | Small medical bills for a guest hurt on the property | Usually comes with the liability add-on |
| Flood and earthquake | Not part of a standard dwelling policy | A separate flood policy or earthquake policy if you want that cover |
Coverage letters follow the standard ISO dwelling form. Your carrier (the insurance company) may use different names or letters. The issued policy decides what is covered.
The Nevada Division of Insurance posts sample policy forms from the 10 largest home insurance groups in Nevada. They cover homeowners, renters, condo and manufactured-home policies, not landlord dwelling forms. NAIC (the National Association of Insurance Commissioners, the group of state insurance regulators) describes a landlord policy this way:
“A landlord insurance policy (sometimes called a ‘dwelling fire policy’ or a ‘special perils policy’) covers the house itself, other structures on the property, the owner’s possessions (like a washer and dryer left for tenant’s use), lost rental income if the house becomes uninhabitable and some liability protection.”
National Association of Insurance Commissioners, Consumer Insight: Leaving Home (naic.org). Quoted for general information. NAIC does not endorse Valley West Insurance or this page.
Use this short list when you compare quotes or read your lender’s insurance letter:
- Dwelling limit and how claims are paid. Confirm the amount and whether it is replacement cost or actual cash value.
- Premises liability. Compare the limit, the defense terms and the exclusions (what the policy will not pay for).
- Loss of rents (fair rental value). Check when it applies, its limit and how long it lasts.
- Lender mortgagee wording. Match it to the lender’s written instructions and to the proof of insurance the carrier issues.
- Flood where the lender requires it. It is a separate policy.
- Short-term rental endorsement (an add-on page to the policy) if guests book the home on Airbnb or VRBO.
Once the rental is one part of a bigger business, the same review runs through our coverage checklist for Las Vegas business owners.
Want a licensed agent to compare landlord policies for your rental?
Request a quote Call (702) 262-9900What is the difference between a landlord policy (DP-3) and a homeowners policy (HO-3) in Nevada?
The difference is who lives in the home. A DP-3 dwelling policy is commonly used for a home rented to tenants. An HO-3 homeowners policy is commonly written for an owner-occupied home; the form and occupancy rules vary by insurer.
If a tenant lives in the home under an HO-3, the policy may not respond the way you expect, because it assumes you live there. An HO-4 is a renters policy. The tenant buys it, not the owner.
| Feature | DP-3 (landlord) | HO-3 (homeowners) | HO-4 (renters) |
|---|---|---|---|
| Who buys it | An owner who rents the home to others | An owner who lives in the home | The tenant |
| The building | Yes, often at replacement cost | Yes, often at replacement cost | No. The landlord insures the building |
| Lost rent | Fair rental value is part of the standard form | Mainly pays an owner’s extra living costs. Fair rental value applies only to a part of the home you rent out, not a fully tenant-occupied home | Not applicable |
| Liability | Not on the standard form by itself. Added by endorsement, or built into some carriers’ landlord policies | Included | Included |
| Owner’s things in the home | Limited to items you leave for the tenant | Your belongings | Not applicable |
| Tenant’s belongings | No. The tenant needs a renters policy | Not applicable | Yes |
| Lender mortgagee clause | Yes, names your lender | Yes | No |
General comparison based on standard ISO forms. Coverage, terms and eligibility are set by the carrier and the issued policy. This is not a quote.
For a full look at policies for a home you live in, see our Las Vegas homeowners insurance guide. Owners in Henderson can also read landlord insurance vs homeowners insurance in Henderson.
Does a DP-3 landlord policy include liability coverage?
Not always. On the standard ISO dwelling form, liability is not built in. It is added with an endorsement called the Personal Liability Supplement. An endorsement is a page that adds to or changes a policy. Some carriers sell a landlord package that already includes liability. So the only safe answer comes from your own declarations page.
Liability is the part that answers a claim like this one. A tenant’s guest trips on a broken step at your rental and says you knew about it. Without a liability line, the injury claim may have no coverage at all. Whether the dwelling part of the policy responds to the step itself depends on the policy. Ask your agent three questions:
- Is landlord liability on this policy, and what is the limit?
- Does it include medical payments to others?
- Would an umbrella policy (extra liability that sits on top of other policies) help if I want a higher limit?
Our guide to how liability coverage works explains limits and defense costs in plain terms.
What is loss-of-rents coverage and do Las Vegas landlords need it?
Loss-of-rents coverage, also called fair rental value, may pay rent you lose while covered damage makes the home unlivable. The policy sets the cause of loss, the amount, the time period and the conditions. Without it, your mortgage, HOA dues and property taxes keep coming while rent stops.
It has a limit you should know about. It responds after a covered loss makes the home unlivable. It does not pay because a home sits empty between tenants. A long gap between tenants is a vacancy question.
See our guide to what a vacancy clause does to coverage on an empty Las Vegas property. It covers the day counts and the notice a Nevada carrier has to give. It also covers the add-on pages (endorsements) that restore coverage.
Here is a worked example. The numbers are made up to show the math. They are not a quote and not what any policy will pay.
| Item | Example |
|---|---|
| Monthly rent | $1,800 |
| Months the home cannot be lived in after a kitchen fire | 3 |
| Rent lost ($1,800 x 3) | $5,400 |
| Monthly mortgage, HOA and tax bills that keep coming | $1,500 |
| Bills due during the repair ($1,500 x 3) | $4,500 |
Illustration only. Actual amounts, waiting periods and terms are set by the carrier and the policy. Nothing here promises a payment.
Fair rental value may pay some or all of the $5,400, subject to the policy. Ask your lender whether it requires this coverage. That includes a DSCR lender (a lender that qualifies you on the rent the home earns).
Then compare the limit, how long it pays, and any waiting period on each quote. Valley West Insurance (NV DOI #1021906) compares policies from the carriers we work with and can explain the loss-of-rents terms on each option. The business version of this coverage is called business income. Our guide to business income inside a business owners policy explains how the two are triggered differently.
How much rent could you lose while a rental is repaired?
Lost rent estimator. Type your own numbers. This tool only multiplies them. It is not a quote or an offer, it does not show what any policy will pay, and it does not bind or change coverage. It is an estimate only, and no coverage exists until a policy is issued.
Enter the monthly rent and the number of months to see the math.
Run the worked example above through it: $1,800 rent for 3 months shows $5,400 of rent lost, and $1,500 of bills shows $4,500 due in that time. Then hold that number up against the fair rental value limit on each quote.
Not sure your fair rental value limit covers that number? An agent can check it.
Request a quote Call (702) 262-9900What insurance does a DSCR lender require for a Las Vegas rental property?
A DSCR loan is a rental property loan that qualifies you on the rent the home brings in. A DSCR lender may set the policy form, the dwelling limit, how claims are paid, the mortgagee wording, the liability limit and fair rental value coverage.
Get its written checklist and compare it with the proposed policy before closing. Rules vary by lender and by loan.
The mortgagee clause names the lender’s interest in the home. How it gets paid, and how it learns about a cancellation, depend on the policy wording and the rules that apply. Ask your lender for the exact name, address and loan number instructions. Then check the proof of insurance and the policy once they are issued.
DSCR lenders look at PITIA: principal, interest, taxes, insurance and association dues. The landlord insurance premium is part of PITIA. So a higher premium usually lowers your debt service coverage ratio.
The right coverage at a fair premium matters for the loan, not just for the lender’s checklist. Figures on this page are illustrations, not a quote or a binding offer. Timing matters as much as the policy itself. Here is what has to be in place before a rental closes.
After coverage is placed, ask Valley West Insurance to send the proof of insurance and the lender wording to your closing agent.
Confirm the carrier’s issued terms and any form the lender requires before funding. Some lenders ask for an ACORD 27 or ACORD 28. Both are standard proof of property insurance forms. Use whichever your lender names. If you also need auto insurance for Las Vegas investors, we can quote both together.
Does my landlord insurance cover a short-term rental (Airbnb or VRBO) in Las Vegas?
Do not assume it does. A dwelling policy may limit or exclude short-term rental use. NAIC puts it plainly:
“Most homeowners or dwelling insurance policies are not designed to cover accidents arising from short-term rentals.”
National Association of Insurance Commissioners, Consumer Insight: Renting Out Your Home? (naic.org). Quoted for general information. NAIC does not endorse Valley West Insurance or this page.
Before you list a home on Airbnb or VRBO, tell the insurer (the company that issues the policy) how guests will use it. Ask for written confirmation of the policy or endorsement you need.
Not telling the insurer about guest use could affect a claim. Our Las Vegas short-term rental insurance guide walks through how that endorsement works and how the unincorporated Clark County licensing litigation does and does not affect your coverage.
When you compare short-term rental options, ask about the dwelling limit, how claims are paid, guest liability, theft or damage by guests, lost rent terms, deductibles (what you pay before the policy pays) and exclusions.
Check the licensing rules for the home’s exact city or county on their own. A license and a policy are two separate checks. Valley West Insurance can match coverage to how you rent, whether long-term, short-term or a mix.
Who insures the tenant’s belongings?
The tenant does. Your landlord policy covers the building and the things you own there. It does not cover your tenant’s furniture, clothes or electronics. NAIC says it in one line:
“Tenant possessions are not covered in landlord insurance policies.” NAIC, Consumer Insight: Leaving Home (naic.org). Quoted for general information. NAIC does not endorse Valley West Insurance or this page.
A tenant can buy a renters policy in Las Vegas for their belongings and their own liability. Many landlords ask for one in the lease. Check your lease and Nevada rules first. Our guide answers whether a Nevada landlord can require renters insurance.
Is landlord insurance different in Henderson or for an apartment building?
The policy type is the same across the valley, but the local rules around it are not. Renting in Henderson? The Henderson landlord insurance guide covers the city’s short-term rental insurance rule and lost rent math.
For the rest of the county, see the Clark County landlord insurance guide. A multi-unit building may call for a commercial form; the insurer considers unit count, use and ownership. See apartment building insurance in Nevada.
How do you get a landlord insurance quote in Las Vegas?
Before asking for quotes, note the ownership name or entity, address, unit count, tenant versus short-term or vacant use, building and roof details, desired effective date, current declarations, lease rent, and any lender’s written insurance requirements. Compare the proposed dwelling settlement method, liability, fair-rental-value trigger and limits, vacancy terms, deductibles, mortgagee wording and total cost. A lower premium does not establish equivalent coverage.
For timing and occupancy questions, read the rental insurance before closing guide and vacant home guide. For larger properties, use the apartment building guide. Do not put lease, bank or identity documents into a public message.
Send us the address, how the home is rented, and your lender’s written insurance requirements if you have a loan. A licensed agent will compare policies from carriers we work with and explain each one’s liability, loss-of-rents and mortgagee terms. Each carrier decides through underwriting (its review of the home and the risk) whether to offer a policy and at what price.
Request a quote without leaving this page
Tell us what you want to cover. A licensed agent will contact you by email to discuss your coverage options with carriers we work with. No pressure, no obligation.
Prefer to talk? Call (702) 262-9900. Do not use this form to report a claim. Submitting this form does not bind or change coverage. Coverage is subject to carrier underwriting and policy terms. Valley West Insurance is a Nevada-licensed insurance agency, not an insurer. Nevada agency license #1021906.
Landlord insurance, answered.
Sources cited
- NAIC: Consumer Insight, Leaving Home: insurance considerations when you move
- NAIC: renting out your home and home-sharing coverage
- NAIC: homeowners insurance topic page
- Nevada Division of Insurance: sample policy forms from the 10 largest home insurers in Nevada
- Nevada Division of Insurance: licensing information
- Third-party form summary: ISO Personal Liability Supplement (DL 24 01) for dwelling policies
Valley West Insurance is a licensed Nevada insurance producer (NV DOI #1021906), not an insurer. This page is advertising and general information. It is not a quote, a binding offer, or legal advice. Coverage is subject to policy terms, underwriting, exclusions, limits and carrier availability.
