When to arrange a listed building survey

By Abode Insurance

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When was the last time an accredited surveyor viewed your property and advised on the amount to insure for? If the answer is over 3 years ago, it might be time for you to arrange a building survey.

What is a listed building survey?

A listed building survey involves a surveyor visiting, or using online tools to view, a property to measure and assess the cost to reinstate it. The calculations are usually made based on the worst-case scenario of a total loss or so much damage that the entire building would need to be demolished and rebuilt.

The final figure at the end of the survey will include the total cost to rebuild the property, demolition and debris removal fees and professional and statutory fees. This figure should then be the amount declared to your insurer to cover the buildings on your policy.

Why do I need a listed building survey?

Data from one of our recommended survey companies shows that more than 90% of homes are either under- or over-insured. Particularly with underinsurance, the implications of this can be significantly costly and pose a threat to your home.

For older buildings, it is far better to be over-insured than underinsured because the only real implication of this is a higher insurance premium which can be adjusted if the rebuild cost comes down. The real risks come with underinsuring.

As a listed building owner, it is your responsibility to make sure your property is protected no matter the cost. Being underinsured can have a number of consequences, the most detrimental being that it could invalidate your whole insurance policy. If your listed home insurance is for an amount significantly lower than the actual cost to rebuild, you could find yourself left short in the event of a claim or even with no payment at all.

Take a look at our article for all things underinsurance

What are the benefits of listed building surveys?

It is important to make sure you use a specialist historic building surveyor because they understand the possible costs involved with this type of property. They have expert knowledge of older properties, so this will all be taken into account when calculating the figure.

Some of the key benefits are:

Peace of mind – knowing you are insured for the right amount, so your claim won’t be reduced or refused.
A buildings breakdown – you will receive a rebuild amount for the main building, any outbuildings or other permanent structures, rather than it all being lumped into one figure.
An uplift on the figure – most of our insurers here at Abode include a clause that offers an uplift on the amount insured if it is based on a survey. An example of this is our Elite policy which offers up to 150% of the buildings sum insured in the event of a claim if the original figure is based on a professional survey.
Expert advice – the surveyor can comment on risk preventative measures to help mitigate claims in future and advise if any further investigations are necessary.

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Are there different types of listed building survey?

There are two types of listed building survey:

Desktop surveys – carried out without the need for anyone to visit your home. This is done by a combination of technology and expertise. The amount of information available publicly about properties now enables experts to determine the cost to rebuild your property by using data from websites like Land Registry, Google Street View, Historic England, etc.

Site surveys – an accredited surveyor comes to visit your property and carries out their assessment on-site. This is a more personal service and can go into more detail than a desktop survey.

Both types of survey are trusted by the insurance industry for listed buildings, but it might be worth checking with your insurer first to see if they have any specific requirements.

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What is the typical cost of a grade I or grade II listed building survey?

The listed building survey cost depends on what type of survey is being carried out.

A desktop survey typically costs between £100-£200 including VAT.

For on-site surveys, the price is usually dependent on the size of the property. This type of survey typically starts from around £500 including VAT but can vary between companies.

What should I look out for?

The main thing to look out for when arranging a listed building survey is that the company is regulated and part of an accredited body. If the company is regulated by RICS (the Royal Institute of Chartered Surveyors), then this is a good company to go for. Look out for their logo on the surveyor’s website.

You should also make sure you are getting a rebuild cost assessment, not a mortgage survey or structural survey. These types of survey have their uses but are not acceptable for calculating rebuild costs.

Do you have any recommended surveyors?

Yes, our two main recommended chartered surveyors are:

Both of these companies are RICS qualified, can provide both types of survey, and have in depth knowledge to determine the correct rebuild figure for your home.

How can I get a survey for my listed building?

The best way to kick-start the process is to get in touch with your chosen company and have a chat with them for some advice. They will be able to recommend what type of assessment might be best for your circumstances and get it booked in for you.

A desktop survey can be carried out at any time, as there is no requirement for anyone to visit your property. If you are opting for an on-site survey, you will need to agree on a date and time that suits both you and the surveyor.

If you have a policy with us and would like a desktop survey with RebuildCostAssesment.com, we are able to arrange this on your behalf.

If you own a listed property and haven’t had your home surveyed in the last 2-3 years, it might be a good idea to get a survey arranged as soon as possible. Owning a property of such special interest comes with its responsibilities and making sure that it is insured correctly is one of the main ones.

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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.