Unique buildings need unique insurance cover

isted buildings are considered to be a precious part of the nation’s heritage, but their owners often experience problems finding cost-effective insurance without heavy restrictions.

A listed building is acknowledged by the Secretary of State and ‘listed’ on a register as being of special interest and worthy of protection.

Not always large, stately or in prime condition, listed buildings range from mansions to milestones, bridges to barns and cottages to telephone boxes.
Alongside the privilege of owning a listed building comes a weight of responsibility which makes proper insurance cover essential, especially considering the limited repair options that many owners face if their property is damaged.

It pays, therefore, to use a specialist insurance broker with expert knowledge of the issues that surround owning a home on the listed register who will be fully aware of the risk they are underwriting.

The vast majority of listed buildings are unique, and it can be a costly mistake to assume that because listed properties aren’t mentioned in an online quote generator that your policy will still be valid.

All insurance policy contracts and conditions require you to disclose any material facts which might affect the policy cover: if the relevant facts aren’t stated and agreed in the policy document, you may well be in possession of a useless policy which will leave you seriously out of pocket.

Worse still, if you knowingly under-insure a listed building, it could result in legal action.

Jacqueline King, 71, who lives in a Grade II listed property just outside Norwich, thought she had adequate cover for her home – the former gatehouse to a country hall – with her mainstream insurer.

“I had explained everything to my insurer and had been assured that my cover took into account the listing and the added expense of repair work to my property,” she said.

“When it came to renewal a year later, I checked the paperwork and discovered that the listing wasn’t mentioned. When I rang to check, it turned out that I had effectively been without any insurance for an entire year – I was absolutely horrified.”

So how can you ensure that your building is properly valued and protected?

First, be aware that in the event of a catastrophe, English Heritage will expect full reinstatement of the building if more than 40 per cent of the historic fabric has survived.

This means that you must be prepared for recovery from a worst case scenario and must determine how much it would cost to rebuild the entire structure using like materials and methods of construction.

Proper valuation is essential – specialist chartered quantity surveyors, architects and insurers can provide advice – and any special features of your property must be included.

Gerry Bucke, general manager of Adrian Flux Insurance Services, which offers bespoke listed building insurance, said that proper planning by owners and insurance companies would ensure the survival of our finest historic buildings.

“Because listed homes are, by their nature, a non-standard insurance risk, all our policies are designed especially for individual situations,” he said.
“Our staff have a high degree of knowledge in this field and every quote will receive the attention of a qualified underwriter who will ensure that property owners don’t find themselves under-insured.

“Owners of listed buildings are taking on the responsibility of looking after part of the nation’s heritage and we are happy to take on the responsibility of helping them to do so.”