Renovations, restorations and contract works on your listed building

By Joanne Townsend Administration Assistant

Room under renovation with ladders, paint supplies, and light fixtures; sunlight streaming through the window.

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Planning your listed building works

Undertaking a renovation, restoration or large scale on your listed building can be both exciting and daunting all at the same time. Works can be a challenging process and also require lots of careful planning to make sure you doing everything correctly, from obtaining the proper permissions and ensuring you work with a contractor that is well versed in listed buildings, there is a lot to think about. Even the smaller details such as where you will cook whilst the kitchen is out of use, or how you will give the builders access to the property whilst you are not there, all require lots of thought so there is an awful lot to consider.

Living in a listed building doesn’t mean the property is off-limits to renovations, restorations or planned work, but it does place restrictions on what can be done to the building and obtaining the proper permissions, working with knowledgeable contractors, and following best practices, will all help to ensure a successful renovation.

It is crucial to use contractors who have experience working on listed buildings. They should be knowledgeable about the specific requirements and techniques for working on heritage properties, such as sourcing the correct materials or using preservation friendly construction methods. Specialist tradespeople like stonemasons or woodworkers might be needed for specific tasks. We recommend doing thorough research and asking other owners of listed buildings for recommendations.

Building under renovation with scaffolding surrounding its upper section, featuring arched windows and a tiled roof.

Before the work starts

Regulations for listed building renovations

When undertaking contract works on a listed home, property owners and contractors must adhere to specific rules and guidelines that preserve the historical value and integrity of the structure. Listed buildings are protected by law due to their historical, architectural or cultural significance, meaning that any changes made must meet strict criteria to ensure they do not compromise the building’s heritage value.

You must apply for Listed Building Consent if required and even though Listed Building Consent covers the preservation of the structure’s integrity, standard building regulations may still apply. For example, electrical or plumbing work must meet the same health and safety standards as for any non-listed building.

Making sure that you maintain clear communication with local authorities and conservation officers throughout the project will also help to make sure everything runs smoothly. Regular updates and checks will ensure the work remains compliant with the original consent and that the building’s listed status is preserved.

Insurance for renovations on a listed building

When planning to undertake work at your home one of the things that people don’t always think of is to make sure that you notify your Insurer. It is so important to ensure that you are protected throughout the duration of the works, so when you update or upgrade your house then the same needs to be done for your insurance policy.

When researching you may come across several names for this type of insurance:

Contract Works: This insurance covers construction-related activities and assets during a building project. It typically includes protection against physical loss or damage to buildings, materials, temporary works, and equipment involved in the construction process. This can cover incidents like fire, theft, vandalism, and natural disasters.

Renovation: Renovating listed buildings involves making alterations or improvements to the property while preserving its historical and architectural significance. This often requires special permissions and adherence to specific guidelines to ensure that the character and heritage of the building are maintained.

Restoration: Restoration refers to the process of returning a listed building to its original state or condition. This often involves using traditional materials and techniques to repair or rebuild parts of the property that have deteriorated over time.

As soon as you know any of these types of work will be taking place on your house, speak to your insurer or broker to discuss your plans. Your policy may cover what you have planned but it may only partially cover you due to a limitation. If this is the case a specialist broker will be able to advise you as to what steps to take to make sure your property is protected.

Why is it important to make sure you update your insurer regarding the work that you are planning to carry out?

Increased footfall in your house means an increased chance of theft, damage or loss
Unforeseen changes can happen as a result of the works taking place and cracks could appear in an adjoining property
Should a dispute arise, cover will help when you need to settle it
If you unexpectedly need to move out of the property for a while, this can be covered by your policy

It’s best to have an initial conversation with your broker about any proposed works at the earliest opportunity.

Below is the information that you will need when you initially contact your Broker:-

Proposed period of works
Period of unoccupancy of property
Your contractor’s details
Contract value
Details of works being carried out at the premises including any structural and/or basement work
Details of liability, adjoining properties and risk management practices

You’ll also want to make sure you are clear on who is responsible for what, from builders having up-to-date liability insurance and doing background checks on their employees, to architects communicating with project managers. This is increasingly important the bigger your works are set to get.

A worker in a hard hat kneels on the floor, using a level tool against a wall in a room under renovation.

During your listed building renovation

During works it is important to update and inform your broker of any changes, especially if the contract value or duration of the works has increased or if the nature of the works has changed in any way.

If anything happens and you think it may result in a claim, advise your broker as soon as possible.

When your renovation works are complete

When the work to your property is completed, before you can sit back and relax in your newly renovated home there are just a few things that you will need to do:

Advise your broker that the works are complete and that cover for the works can come to an end
You’ll also want to update your building’s cover with the new estimated rebuild cost considering all the work that has now been completed

The more prepared you are before the work starts the less stressful it should be. Ensuring your insurance is sorted ahead of schedule also eases any pressure should anything go wrong. Whilst navigating your policy may seem confusing a specialist broker will be able to take you through the process step by step explaining exclusions, endorsements or factors you will need to consider.

To speak to one of our specialist listed building team for some advice please call us on 01622 476433 or to learn more abode listed building insurance, please find out more below.

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Listed properties hold an important place in our national heritage. As a result, there are certain laws around the changes you can make to your home both inside and out, to help preserve the features and character that make it individual. Insuring your listed home is therefore more complex, but it is also absolutely vital.

Find out more about listed building insurance

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Abode is a trading name of Howden UK Brokers Limited, which is authorised and regulated by the Financial Conduct Authority No. 307663. Registered in England and Wales under company registration number 02831010. Registered Office: One Creechurch Place, London, EC3A 5AF. Calls may be monitored and recorded for quality assurance purposes.