Many insurers are not willing to provide listed building insurance for buildings that have archived listed building status. Some believe that because of this status, claims are likely to be more expensive. This can of course be the case, often a listed building has to be reconstructed being sympathetic to certain building techniques and often there can be substantial delays in reinstating the property which can of course lead to increased costs. Most building insurance policies will also provide cover for loss of rent or alternative accommodation, that is to say, following a claim that render s the house unoccupied, the insurer will have to pay a proportion of the sum insured (usually 15%) either as loss of rent (if the property is tenanted) or towards alternative accommodation if the building is owner occupied. With a standard building, repair work can almost start straight away following the submission of competitive tenders. With listed buildings, there can be delays as consent is sought from the relevant authorities and this can mean that the cost of the total claim including any amounts for loss of rent or alternative accommodation can be quite higher.

If you suspect that you building is listed, you should disclose this to you insurance company as you may need listed building insurance.  It is a material fact and failure to do so may invalidate any claim that you have to make. If you suspect that you building is listed, you can contact your your local authority and they may be able to offer you some assistance is verifying the status of your property. You can also contact English Heritage, who from the 1st April 2005 were made responsible for the administration of the listed building system. English Heritage were appointed to this role in attempt to make the listing more transparent and simpler and to gather information often with the publics help as to any buildings that should be on the list.

What is a listed building? - in the United Kingdom a property that is Listed is a term applied to a building or other structure that is deemed to be of special architectural or historical interest and worthy of protection by statute. The list is compiled by the Secretary of State for Culture, Media and Sport under the provisions of the Planning (Listed Buildings and Conservation Areas) Act, 1990. The lists are now administered by English Heritage. Any building that appears on the list is “ protected” and may not be altered without consent first being applied for and received. There are fairly severe penalties for anyone that alters or demolishes a listedbuilding without first obtaining the necessary permits. Listing in the United Kingdom was introduced in 1950, following the second war it was decided that Britain's buildings should be preserved for future generations to enjoy.  There are various factors that govern whether a property should be listed or not, buildings may be of special architectural merit or they may have been occupied by a famous person or have taken part in an historic event. Not only homes are listed often, walls, barns, village squares and monuments are also included.  As a general rule, the older a building is, the more likely it is to be listed. Any building that was constructed before 1700 and is in anything like in its original format will be listed. Most buildings that were constructed between 1700 and 1840 are also listed. After 1840 the criteria becomes much tighter and any building that was constructed after 1945 has be very special indeed to be offered a listing.

Listed Building Grades

• Grade 1- These are buildings are of exceptional national interest

• Grade 2* These buildings are particular important and of special interest

• Grade 2 These buildings are of special interest warranting every effort to preserve them for future generations.

• Of the above, over 90% fall in to the category Grade 2 whilst 7.5% are Grade 2* with the remainder being Grade 1

To a certain extent, English Heritage relies on local knowledge to help it identify buildings in danger and if you believe that a property you own or one you are concerned about should be listed you should contact them, they will be pleased to receive your inquiry. It helps to obtain as much information as possible and the following documentation can help them to make enquiries.

• A map reference for the property in question

• Details of its present owner if known

• Photographs

• Information as to why you think it should be listed

• Details of any dangers that you think the property is facing

As stated above, if you building is listed you should advise your insurance company as a note will have to be made on the policy document. If you suspect that your building may be listed and you are unsure, you should make enquiries to ascertain the situation. You can use the date guidelines above to help you.