Insuring a Listed Building

Historic buildings play a unique role in preserving the distinctive identity of Britain’s towns and villages. 

Owning a listed building is both a privilege and a responsibility. These unique properties are protected for their historical and architectural significance, which means owners must take special care to preserve their character while ensuring the building remains safe and functional. Listed buildings demand a different approach to insurance and maintenance—one that recognises their special status and ensures peace of mind. 

Listed Buildings: At a Glance

Why does specialist insurance matter?

Listed buildings can require insurance that provides inclusive cover for their unique risks, materials, and restoration costs. Standard insurance may not cover the full cost of repairs or restoration, making specialist cover essential.

Avoid the risk of underinsurance

The cost to rebuild or repair your home if you need to make a claim for listed buildings isn’t just about materials; it’s about sourcing specialist materials and skilled craftsmanship, which are often more complex and costly than for standard homes. Having the correct sums insured for you policy is pivotal and provides peace of mind.

To ensure your building sum insured truly reflects your property’s age, nature, and quality, we strongly recommend a professional rebuild cost assessment—reviewed at least every three years.

As a listed building, restoration to its original condition is required. Underinsurance could leave you without enough funds to meet this standard. With longer reinstatement periods, planners and heritage officers’ consultation throughout the claims process, and potential extra protection measures – such as scaffolding and sheeting, the costs for salvaging and restoring historic materials can increase a claim amount. Underinsurance could mean insufficient funds to restore your building to its original condition, so keeping your cover up to date is essential. 

Why fire protection matters for listed buildings

Fire protection is crucial for listed buildings, which often feature irreplaceable materials and design details that are more vulnerable than those in modern homes. Fire, smoke, and water can all harm heritage features, so robust safety measures are essential to safeguard both the building and its occupants. Working with specialists to ensure fire prevention systems respect your property’s character and meet legal and conservation standards is recommended.

Renovating a listed building

Before starting any renovation, always contact your local council for advice. In England, some decisions may be referred to English Heritage. You’ll need listed building consent for any work—inside or out—that alters, extends, or demolishes and affects the building’s character. Most changes are permitted if they don’t diminish its historic value.

Changing the inside of a listed building

Listing applies to both the inside and outside of your property. Internal changes - like installing doors or windows, altering fireplaces, or removing surfaces-require permission, just as exterior work does. Outbuildings, land, and even trees may also be protected, so always check your property’s listing details. Consent may also be needed for common installations such as burglar alarms or TV aerials. 

Patience may be required

Councils often take a significant amount of time to review and decide on planning applications, so it can be tempting to proceed without permission - especially in the case of smaller renovation tasks.

However, undertaking unauthorised work on a listed building is a criminal offence, and at best you’ll be made to undo all your work. It may not seem like it but waiting for the necessary permissions can actually save you time and money in the long run. 

Respect your building’s heritage 

Once you have permission for works, use traditional materials and craftsmanship to preserve your listed building’s unique character. Specialist advice is often essentialcutting corners without expert guidance may lead to higher costs later. 

Get professional advice 

With all the considerations to take into account when owning and insuring a listed building, specialist advice from a professional can help make sure you have taken the right measures - especially your insurance.

Our Agents can help make sure you have the right cover in place. We can provide access to surveyors and our valuation partners to help you ensure your property is suitably protected, allowing you to enjoy living in your own piece of history with peace of mind.

Find out more 

Regional Insights

Did you know there are differences between grades across England, Scotland, Northern Ireland and Wales? 

Grades and differences across the UK 

England

The National Heritage List for England (NHLE) contains details of all listed buildings in England. The exact number of listed buildings is not known, however NHLE estimate that there are around 370,000 listed buildings in England. 

Historic England grade listed buildings as follows: 

• Grade I - buildings are of exceptional interest. Only 2.5% of listed buildings are Grade I.
• Grade II* - buildings are particularly important and of more than special interest. 5.8% of listed buildings are Grade II*.
• Grade II – buildings are of special interest. 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner. 

Scotland and Northern Ireland 

Listed buildings in Scotland are put into one of three listing categories by Historic Environment Scotland according to their relative importance. For Northern Ireland, listed buildings are managed by the Department for Communities (DfC), specifically its Historic Environment Division (HED). 

• Category A - buildings of special architectural or historical interest which are outstanding examples of a particular period, style or building type. (Northern Ireland – Category A).
• Category B - buildings of special architectural or historic interest which are major examples of a particular period, style or building type. (Northern Ireland – Category B+).
• Category C - buildings of special architectural or historic interest which are representative examples of a period, style or building type. (Northern Ireland - Category B). 

Wales

In Wales there are over 30,000 buildings and structures on the list of Buildings of Special Architectural or Historic Interest. 

The Historic Environment Service (Cadw)  grade buildings based on their level of importance.

• Grade I - buildings are of exceptional interest.
• Grade II* - particularly important buildings of more than special interest.
• Grade II - buildings of special interest.