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What add-ons are available with a listed building insurance policy?
There are some extras you could add to your policy if you need them. These provide additional cover for:
- Accidental damage
- Home emergency cover
- Legal expenses
- Subsidence
- Unoccupied property
Accidental damage covers you for damage that happens accidentally – for example, if you spill wine on the floor.
Home emergency protects you from sudden misfortunes that compromise your home or your health. For example, a burst pipe or a broken-down boiler.
Legal expenses could help cover your legal costs if someone injures themselves on your property and takes legal action against you.
Subsidence cover covers the cost of repairs if part of the building starts to slip. This might be important for older buildings that rest on not-so-solid foundations.
Unoccupied property cover could come in handy if you're away from your property for more than 30 consecutive days. Most buildings insurance policies only allow you to be away from your property for up to 30 days. The added cover extends this.
What are the different rules for listed buildings in England, Northern Ireland, Scotland and Wales?
England and Wales use the same grading system for listed buildings - Grade I, Grade II* and Grade III.
You can apply to have a building added to the register of listed buildings at Historic England or Cadw.
To make any changes to a listed building in England and Wales, you need to apply for consent with your local authority.
In Scotland, listed buildings are graded in 3 slightly different categories. They cover buildings of special historical interest that are:
- Category A - outstanding examples of a particular period
- Category B - major examples of a particular period
- Category C - representative examples of a particular period
You can apply for listed building status at Historic Environment Scotland.
In Northern Ireland, buildings are graded in four categories:
- Grade A - buildings of the greatest importance that are representative of a particular style or period
- Grade B+ - buildings that have exceptional features that don't quite meet the criteria for grade A
- Grade B1 - good examples of a particular period where one or more features are of exceptional interest
- Grade B2 - special buildings with features that raise them above the standard of others in the area
Grades B1 and B2 allow for some degree of imperfection or alteration.
Why do I need listed building insurance?
Owning or living in a listed building is a privilege, but also a responsibility. Its listed status usually means you need to comply with strict rules on how you can change and maintain the property.
This usually comes with added costs, especially when you factor in the specialist materials and unique skillsets required for traditional construction methods.
For example, a small thatched roof could cost thousands of pounds to replace. And, due to natural wear and tear, you might need to replace it every decade or so.
If the roof caught fire after being struck by lightning, for example, that cost could be covered by your listed building insurance policy. Without it, you might have to foot the bill yourself.
Most listed building insurance policies insist that you maintain the property to a good standard. This includes:
- Regular checks of the roof for loose tiles and damage
- Checking for cracks in the walls – a possible sign of subsidence
- Maintenance to prevent damp in the building
- Pruning of trees and removal of invasive plants like Japanese knotweed
- Keeping gutters and drains clear and free of debris
What our home insurance expert says
Listed buildings are unique, but finding the materials to repair them is harder than for modern homes and can be more expensive. Having listed buildings insurance can give you peace of mind that if something does happen to your listed home, you’ll be covered.
Jessica Willock
Home insurance product manager
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Types of home insurance
Buildings insurance
protects the permanent fixtures and structure of your home.
Contents insurance
protects your household belongings against theft, loss and damage.
Landlord insurance
can protect you and your rental property against unexpected costs, like building or content damage, as well as any disputes.
Student home insurance
can protect your belongings while you're living away from home.
Tenants insurance
covers your belongings against loss, damage and theft while in your rental property.
Flood insurance
can offer some protection for your home and belongings if you live in a flood risk area.
Over 50s home insurance
can provide peace of mind your home and belongings are protected against loss, damage and theft.
Flat insurance
can be tailored to cover the building, content or both depending on whether you own or rent your flat.
Need more help?
Can I make changes to my listed property?
It’s a criminal offence to alter or extend a listed building in a way that affects its character without prior consent.
So, before you make any updates to the building, get in touch with your local authority and get consent if needed. If in doubt, speak to your local planning office.
How do I check if my property is listed and what grade it is?
Each country in the UK has its own database of listed buildings that you can search:
- England – National Heritage List for England
- Wales – Cadw Records
- Scotland – Historic Environment Scotland
- Northern Ireland – NI Communities Buildings Database
Do I have to insure a listed building?
Like standard home insurance, there’s no legal obligation to insure a listed building. But it’s recommended that you have a policy in place to make sure the building is properly protected. Most mortgage lenders will actually insist on people having an insurance policy in place as part of their terms.
If you don’t have an insurance policy in place and something went wrong, it’s your responsibility. This means it’s up to you to pay for any repairs that need doing. It’s also worth considering that claims on listed buildings tend to be more expensive due to the higher cost of materials and repairs.
If I live in a conservation area, do I need listed building insurance?
Conservation areas have additional protections that go beyond the buildings themselves. A conservation area might also include unique and interesting landmarks, roads and boundaries.
If your house is in a conservation area, chances are the property itself is a listed building. If this is the case, it might be worth considering a listed building insurance policy.
What does it mean for me if my property is listed?
Owning a listed building means that there might be restrictions on how the property is maintained. Usually, it means that any renovation or maintenance needs to be done using materials that are in keeping with the time period.
What are the risks of insuring a listed building?
Unlike modern new builds, listed buildings are usually much older and may require a specialist type of insurance.
Due to their age, listed buildings are often more vulnerable to damage and other structural issues. This also means they pose a greater risk in terms of the cost of repairs. It’s important that you get the right level of cover in your policy, ensuring the building is covered in case of severe weather, fire or flooding.
Why is listed building insurance more expensive?
Listed building insurance might be more expensive than a standard buildings insurance policy.
There are several factors that impact how much you pay for your home insurance. But generally, listed buildings tend to be older and more expensive to rebuild and repair.
So, any home insurance claims for listed buildings are likely to be higher than for a modern house. This added cost might be reflected in a higher premium.
What parts of a house are listed?
Usually, the listed status applies to the entire building. Any exclusions should be noted on the list description.
Sometimes, attached structures and later additions might also have listed status. If you’re unsure, get in touch with your local planning authority who should be able to tell you which parts of the building are listed.
How do I maintain my listed building?
It's important to take good care of your listed building. Regular maintenance reduces the risk of smaller issues becoming big, expensive problems. This also reduces the risk of you making a home insurance claim.
Regular checks on your listed building are much the same as any other property. Regular inspection of these areas should help keep your home in a good state of repair. You should check for signs of wear, rot, damp or damage in your:
- Guttering and drainage
- Roof
- Walls and brickwork
- Wooden beams
Remember that any repairs you make shouldn't take away from the historic character of the building. This might require specialist materials or techniques. This is why it's important to address small issues before they become bigger problems.
How does planning consent for a listed building differ between England and Wales, Scotland and Northern Ireland?
Planning consent is down to your local planning office, who may refer the application to one of the higher planning authorities in the UK. This depends on where you live:
- In Wales, your local planning office refers to the Welsh Government and, if necessary, to Cadw.
- In Scotland, your local authority refers your application to Historic Environment Scotland if needed.
- In Northern Ireland, your local planning office consults the Historic Environment Division in the Department for Communities.
How does a building become listed?
To give a building listed status, you need to apply to the relevant authority, depending on where the building is:
- England - Historic England
- Wales - Cadw
- Scotland - Historic Environment Scotland
- Northern Ireland - Department for Infrastructure
There are 2 main criteria that help a building get listes status - age and importance.
The older a building is, the more likely it is to get listed status. For example, all buildings built before 1700 have listed status, regardless of their importance.
The more recent a building is, its status depends on its importance. Buildings of architectural or historic interest, or an association with a historic event, are more likely to be listed.
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