PNO, MRH or PNO in co-ownership: who insures what? PNO, MRH, co-ownership
Non-occupant owner insurance (PNO), the occupant's home multi-risk insurance (MRH), and the PNO made compulsory in co-ownership: these three insurances cover neither the same property nor the same person. PNO protects the landlord who does not live in the home, MRH protects the occupant, and the ALUR law makes PNO mandatory for every co-owner. This comparison clarifies who takes out each policy, what is covered and when each guarantee applies.
Who insures what, at a glance
Summary of the three insurances tied to a rented home. PNO in co-ownership is not a separate policy: it is the PNO guarantee made mandatory by the ALUR law for co-ownership lots.
| Criterion | PNO insurance | Home multi-risk (MRH) | PNO in co-ownership (ALUR law) |
|---|---|---|---|
| Who takes it out | The landlord (non-occupant owner) | The occupant (tenant or owner-occupier) | The co-owner, whether they let or occupy the lot |
| Who / what is insured | The rented home and the landlord's liability | The occupant, their belongings and their liability | The co-ownership lot and the co-owner's liability |
| Mandatory? | Strongly recommended (outside co-ownership) | Mandatory for the tenant (Law no. 89-462, art. 7) | Mandatory since the ALUR law (art. 9-1 of the 1965 law) |
| What is covered | Fire, water damage, disasters, rental vacancy, tenant's lack of insurance, owner's public liability | Fire, water damage, tenant's rental liability, the occupant's personal belongings | At least the co-owner's public liability; often extended to private-area losses |
| When it applies | To complement, or in the absence of, the tenant's insurance, and during vacancy periods | First, while the home is occupied | For damage engaging the co-owner toward the co-owners' association or neighbours |
| Property concerned | Any rented home (house or flat) | The home actually occupied | A lot located in a co-ownership |
| Indicative cost | Roughly €60 to €150/year depending on the property | Roughly €100 to €300/year depending on size and belongings | A PNO premium (same order of magnitude), required by co-ownership |
PNO insurance — protecting the rented home
Non-occupant owner (PNO) insurance covers the landlord who rents out their home and does not live in it. It steps in when the tenant is uninsured, under-insured, or when the home is vacant between two tenancies. It also covers your liability as an owner — for example if a building defect causes damage to a third party or a neighbour.
- Covers fire, water damage, natural and technological disasters, and the owner's public liability.
- Applies during rental vacancy and to complement (or in the absence of) the tenant's insurance.
- Strongly recommended for any rented home; its premium is deductible from property income under the actual regime.
Home multi-risk (MRH) — the occupant's insurance
Home multi-risk (MRH) insures the person occupying the home: the tenant, or the owner who lives there. For a tenant it is mandatory (article 7 of Law no. 89-462): they must provide a certificate of insurance at move-in and every year thereafter. It covers rental risks (fire, water damage, explosion), their personal belongings and their public liability.
- Taken out by the occupant, not the landlord: it does not protect the non-occupant owner.
- Mandatory for the tenant; failing that, the landlord may take out insurance on their behalf and pass on the cost, or terminate the lease.
- Applies first, while the home is occupied and insured.
PNO in co-ownership — an ALUR-law obligation
Since the 2014 ALUR law (article 9-1 of Law no. 65-557 of 10 July 1965), every co-owner — whether they occupy their lot or let it — must be covered at least for public liability. In practice this obligation is met by taking out PNO insurance for the lot. It works alongside the building insurance taken out by the co-owners' association, which covers the common areas.
PNO in co-ownership is therefore not a separate policy: it is the PNO guarantee, made mandatory by law when the property is in co-ownership. A landlord who owns a flat in a co-ownership thus combines a legal obligation (ALUR law) with a concrete protection need (vacancy, the tenant's lack of insurance, liability).
Do PNO and MRH combine?
Yes, and this is in fact the most common situation in a tenancy. The tenant takes out their MRH (mandatory), which applies first; the landlord keeps their PNO, which steps in if the tenant defaults, during vacancy, or for their own liability as an owner. The two policies do not overlap: they protect different people and interests around the same home.
How to choose?
If you are a landlord: take out a PNO — mandatory if the home is in co-ownership and strongly recommended otherwise. Check that your tenant gives you their MRH certificate every year. If you occupy your home: an MRH is enough, and a PNO only becomes necessary if you rent the property out. This comparison is for information and does not replace an analysis of your situation; Laubja, published by the broker CONSORCES (ORIAS no. 25009380), helps you identify the right combination and compare offers.
Frequently asked questions
What is the difference between PNO and MRH?
Home multi-risk (MRH) insures the occupant of the home — tenant or owner-occupier — along with their belongings and their liability. Non-occupant owner (PNO) insurance covers the landlord who does not live in the home: it applies to complement, or in the absence of, the tenant's insurance, and during rental vacancy periods.
Is PNO insurance mandatory?
It is strongly recommended for any rented home, and especially mandatory when the lot is in co-ownership: the ALUR law (article 9-1 of the 1965 law) requires every co-owner to have at least public-liability cover, generally provided by a PNO policy. Outside co-ownership, PNO is not legally mandatory but remains strongly advised.
Is PNO in co-ownership a different policy?
No. 'PNO in co-ownership' simply refers to the non-occupant owner guarantee made mandatory by the ALUR law for co-ownership lots. It is the same type of PNO policy; the legal obligation is added on top. It differs from the building insurance taken out by the co-owners' association, which covers the common areas.
Should PNO and MRH be combined on a rented home?
Yes, this is the normal configuration of a tenancy: the tenant takes out their mandatory MRH (which applies first) and the landlord keeps their PNO (which steps in if the tenant defaults, during vacancy, or for their liability as an owner). The two do not overlap: they cover different people and interests.
Find the right insurance for your rental
Laubja, published by the broker CONSORCES (ORIAS no. 25009380), helps you compare PNO, MRH and unpaid-rent guarantee, get an estimate and subscribe 100% online. For free, with no commitment.
Compare insurance policies