Home Insurance During a London Renovation: What You Must Do Before Work Starts

Standard home insurance policies are written on the basis that the property is in its normal condition, is fully occupied, and is not subject to structural or major building works. A renovation or extension project changes all of these assumptions: Structural works: a loft conversion, rear extension, or structural alteration physically changes the structure of the building. The insurer's risk assessment was based on the building as it was, not as it will be or is during construction. Unoccupancy: many London renovation projects result in the property being vacated during the works — either because the works affect habitability (e.g. no kitchen, no bathroom) or because the homeowner moves out for the duration of the project. Most standard home insurance policies have an unoccupancy clause that reduces or voids cover after a period of 30, 45, or 60 days without the property being occupied. Increased fire, theft and water damage risk: construction sites have a higher risk of fire, theft, and accidental damage than a finished, occupied home. Contractors on site with power tools, temporary roofing, open excavations, and building materials create a different risk profile that standard home insurance does not price in. The consequence of not informing your insurer: if your home insurance policy is voided or its terms are breached during a renovation, and you make a claim (for example, a fire during the construction or a theft of your belongings), the insurer may decline to pay — leaving you to fund the repair or replacement from your own resources.

The most important step is to notify your home insurer before work starts. Contact your insurer (or insurance broker) and explain: what works are planned; the approximate value of the works; whether the property will be vacated during the works; and the expected duration of the works. Your insurer will then advise you on one of the following outcomes: Your policy continues unchanged: for minor renovation works (decorating, kitchen fitting, bathroom replacement) that do not involve structural works, many insurers will continue your standard policy without modification. Your policy is extended at an additional premium: for more significant works (loft conversion, rear extension), your insurer may offer to extend your policy to cover the renovation period for an additional premium. Your insurer will not cover the renovation period: some insurers exclude significant building works from their policies entirely. In this case, you need alternative cover — see below. Your policy requires a specific endorsement: some insurers will attach a renovation endorsement specifying particular conditions (for example, that the property must be checked by a keyholder at least once a week if unoccupied, or that certain security measures must be maintained). Practical approach in London: call your insurer before you even appoint a contractor. Do not wait until the building starts to inform them. If you are working through a broker, ask the broker to confirm the position in writing.

If you are vacating your London property during the renovation (either for the whole project or for a significant period), your standard home insurance cover will almost certainly lapse after the unoccupancy period (typically 30-60 days). You will need to arrange specialist unoccupied property insurance or ensure your existing policy specifically extends to cover unoccupied properties during building works. Specialist unoccupied property insurance in the London market: a number of insurers and Lloyd's syndicates specialise in unoccupied and renovation property cover. Typical cost: 2-4% of the sum insured per year (so for a London home insured for £400,000, approximately £8,000-£16,000 per year — or pro-rated to the period of the works). Cover elements: structure of the building, any contents remaining in the property, and liability. Conditions typically attached: the property must be inspected at least once per week; all water and gas services must be isolated if the property is completely unoccupied; the property must be maintained in a secure condition (windows and doors locked, adequate lighting for security). Practical note: if your renovation is expected to take 3-6 months, the additional insurance cost should be budgeted as part of your project cost, not treated as a surprise.

As a London homeowner contracting a builder for renovation works, you should verify that your contractor carries adequate insurance before any works start. Required contractor insurance: Public liability insurance: covers third-party personal injury or property damage caused by the contractor's works. For a residential renovation project, a minimum of £2 million public liability cover is standard; £5 million is preferable for larger projects in London. Contractors' all-risks (CAR) insurance: covers damage to the works during construction (materials, temporary structures, partially completed work). This covers the work in progress — not the existing building. Employer's liability insurance: required by law for any contractor with employees — minimum £5 million cover. Requesting insurance evidence in London: ask your contractor for a copy of their insurance schedule (or a certificate of insurance) before the contract is signed. The certificate should show the insurer name, the policy number, the level of cover, and the expiry date of the policy. Do not accept a verbal assurance of insurance — obtain the documentary evidence. Professional indemnity insurance: if your contractor is also providing design services (under a design-and-build arrangement), professional indemnity insurance covers the cost of errors in the design. Ask for evidence of professional indemnity cover as well as the standard liability insurances. RCB Design & Build carries all required insurances and can provide insurance certificates on request as part of the pre-contract process.

Specific scenarios in London renovation projects that can void or limit home insurance cover: Unauthorised works: if the works do not have the required planning permission or Building Regulations approval, and the insurer becomes aware of this (for example through a surveyor's inspection after a claim), they may attempt to decline or limit a claim on the basis of the breach of statutory requirement. Always ensure any required consents are in place before works start. Structural damage during construction: if the structural works cause damage to the existing building (for example, inadequate temporary support of the existing structure leads to a wall failure), the insurer may argue this is a construction risk not covered under a standard home policy. Your contractor's CAR insurance should cover this. Theft of building materials: standard home contents policies do not cover building materials stored on site. Your contractor should be responsible for insuring materials during construction. If you have purchased materials yourself, check whether they are covered under a specific extension to your home insurance or your contractor's policy. Storm damage to incomplete works: an incomplete roof (for example, during a loft conversion) that suffers storm damage is typically the contractor's risk, covered under the CAR policy. Make sure you understand the division of risk between your home insurance and the contractor's insurance clearly at the outset. Notification requirement: if you fail to notify your insurer of the works and then make a claim for any reason (even unrelated to the works), the insurer may void the policy on the basis of material non-disclosure.