FS Register FRN 1029698
Five Star Rated on Google
13+ years specialist broking experience
Property Refurbishment Insurance Cover for Conversions, Renovations & Empty Buildings
Insurance for developers, landlords and investors refurbishing or converting property, from auction purchases and derelict buildings to office-to-residential schemes, placed with specialist markets that cover what standard policies exclude.
Property refurbishment insurance covers buildings while they are being renovated, converted or brought back into use. It protects the existing structure, which many contractors' policies exclude, the new works and materials, and your liability as owner to visitors, neighbours and, in some cases, trespassers. Projects often also need cover while the building is empty before or between works, non-negligent liability for damage to neighbouring property, and cover for lost rent or sales if damage delays completion. Lenders usually require cover with their interest noted before releasing funds. Standard landlord and commercial property policies often exclude buildings under major works or left unoccupied, so cover comes from specialist property and construction markets.
Key facts at a glance
- Standard policies often stop at major works. Most landlord and commercial policies exclude or restrict cover once structural works start or the building is empty.
- The existing building is the common gap. Contractors' policies usually cover the new works, not the original structure.
- Lenders set the minimum. Bridging and development lenders need cover in place, with their interest noted, before drawdown.
- Empty buildings carry extra risk. Theft, arson, vandalism and escape of water are more likely while a property is vacant.
- Cover must change as the project moves on. Purchase, works, completion and letting each need the right policy.
Who needs property refurbishment insurance?
Property refurbishment insurance is for anyone renovating or converting a building they own or are buying, including developers, landlords, property investors and businesses refitting their own premises.
We arrange cover for:
- Conversions. Offices, shops, pubs, chapels and barns becoming homes. See office to residential conversion insurance.
- Derelict and dilapidated buildings. Empty properties awaiting a decision or planning. See derelict building insurance.
- Auction purchases. Property bought at auction, where risk often passes at the hammer. See auction property insurance.
- Refurbishments. Landlords and investors upgrading HMOs, blocks and commercial units between tenants.
What does refurbishment insurance cover?
A refurbishment programme usually combines existing structures cover, contract works, property owners' liability, non-negligent liability, unoccupied property cover and, for larger projects, delay in start-up.
| Cover | What it protects | Watch out for |
|---|---|---|
| Existing structures | The original building during works | Usually excluded from contractors' policies |
| Contract works | New works, materials and fit-out | Who insures under your building contract |
| Property owners' liability | Injury or damage to third parties | Trespassers on empty sites |
| Non-negligent liability | Damage to neighbours caused without negligence | Often required by party wall agreements |
| Unoccupied property | Empty buildings before and between works | Inspection and security conditions |
| Delay in start-up | Lost rent or sale proceeds after a delay | Lenders may require it |
Why standard property policies fall short
Most landlord and commercial property policies are written for occupied buildings in normal use. Major works, stripping out, roof removal or long periods without occupants usually breach their conditions or exclusions.
The most common mistake we see is a landlord keeping an ordinary policy in force while a property is gutted and empty. If a fire or theft happens, the insurer can decline the claim because the risk changed without being declared. Telling your insurer, or moving to a specialist refurbishment policy, avoids that gap.
JCT and other building contracts set out who insures the existing structure and the works. If your policy does not match the option chosen, you could be left uninsured for a major loss.
Non-standard and problem buildings
Refurbishment projects often involve buildings mainstream insurers avoid, such as those with RAAC, subsidence, knotweed, thatch, listed status or non-standard construction.
We place these through specialist markets using the Insurability Framework™. See our guides to RAAC property insurance, listed building insurance and non-standard construction property insurance.
What do insurers ask about a refurbishment?
Insurers ask about the building, the works, the contractor, the programme, security and your plans once the works are finished.
- Building age, construction, condition and any surveys
- Scope and value of works, including structural changes
- Contractor details and their own insurance
- Start date, programme and periods the building will be empty
- Security, inspections and fire safety on site
- Lender requirements and end use, such as letting, sale or owner occupation
How do you set up refurbishment insurance?
- Describe the building. Including known defects and surveys.
- Set out the works. Scope, value and programme.
- Read your building contract. Know who insures what.
- Share lender requirements. So cover meets them first time.
- Secure the site. Especially while it is empty.
- Plan the next policy. Arrange letting or block cover before completion.
Frequently asked questions
Cover for a building while it is renovated or converted, protecting the existing structure, the works and your liability as owner.
Usually not for major works or long empty periods. Tell your insurer or move to a specialist policy before work starts.
Often only the new works. The existing structure normally needs its own cover.
Usually yes, because risk often passes at exchange, and lenders require cover before drawdown.
Yes, with unoccupied property cover, subject to security and inspection conditions.
Cover for damage to neighbouring property caused by your works even where no one was negligent.
Yes. We place non-standard buildings with specialist insurers.
Yes. Liability and at least fire cover are usually available, with wider cover once the site is secured.
The covers are similar, but conversions involve more structural risk and must move to a residential policy on completion.
Yes. Speak to us before the auction so cover can start immediately.
Yes. We arrange cover for shops, offices, pubs and industrial units being refitted or converted.
Usually for the length of the works, with extensions available if the programme slips.
Related guides from Miller & Partner
Miller & Partner Limited (FRN 1029698) is an Appointed Representative of Gauntlet Risk Management Ltd (FRN 308081), which is authorised and regulated by the Financial Conduct Authority. Miller & Partner Limited is registered in England and Wales (company number 16206282) and trades from Vivian House, Roman Bridge Close, Mumbles, Swansea SA3 5BG. This page is general information, not a personal recommendation or an offer of cover. Cover is subject to insurer acceptance and the full terms, conditions and exclusions of the policy issued.
John was very helpful in an area where other brokers could not find policies that met the needs of my business. Quick responses and always friendly!
I’ve been dealing with John for our specialist crime scene and biohazard cleaning insurance, and the service has been excellent. He took the time to understand the nature of our work and ensured we had the right level of cover in place. Responsive, knowledgeable, and easy to deal with throughout. Would recommend 100%
John M provided excellent support in arranging a policy suited to our needs. Despite our niche requirements, he communicated everything clearly and made the process simple. Highly recommended!
MEET THE Director
Hey, I'm John!
I started Miller & Partner with the aim to bring back personable, approachable broking to UK businesses who were tired of large corporate brokers and feeling like they were just another number.
I have built this brokerage up with no pushy sales techniques or big business tactics, just honest, approachable and professional relationships with my clients.
Over 13 years experience in business insurance
Client first approach
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Office: Vivian House, Roman Bridge Close, Mumbles, Swansea, SA3 5BG
Call 01792 001350
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