Older homes can be full of character. Original fireplaces, exposed beams, stone walls and period details can make a property feel unique in a way that many newer homes do not.
However, before you buy, it is worth thinking about home insurance early in the process.
That does not mean an older property is automatically difficult or expensive to insure. In many cases, age alone is not the main issue. What usually matters more is how the property has been built, its current condition, whether it has unusual features, and what it may cost to repair or rebuild.
This checklist explains some of the key things to consider before arranging home insurance for an older house.
Not every old house is a listed building.
A home may be Victorian, Georgian, Edwardian or much older without having listed status. Equally, some listed buildings are not especially old. Listing relates to a property’s architectural or historic significance, rather than its age alone.
If a property is listed, this can affect the work you are allowed to carry out. It may also affect the cost and complexity of repairs following damage, particularly where traditional materials, specialist trades or listed building consent are involved.
Before buying, check whether the property is listed and whether it sits within a conservation area. Your conveyancer should help with this during the purchase process, but it is useful to understand the position yourself too.
If the home is listed, you may need to provide more detail when arranging insurance. This could include its grade or category, construction type, original features and any previous alterations.
Find out more about arranging listed building insurance.
Many older homes are built using methods or materials that are less common in modern housing.
For example, the property may be built from stone, flint, cob, timber frame, wattle and daub, or a mixture of different materials. It may also have a thatched roof, a large flat roof area, an older extension or an unusual layout.
This does not necessarily mean there is a problem. However, it may mean that a standard online quote journey does not fully reflect the property.
Construction details can matter because they may affect how the home is repaired following an insured event. A stone cottage, timber-framed house or cob property may need different materials, specialist contractors or traditional repair techniques.
It can be helpful to find out:
Your survey, estate agent particulars and conveyancing documents may all provide useful clues. If you are unsure, it is better to ask than to make assumptions when arranging cover.
A survey is one of the most useful documents you can have when buying an older property.
It can help you understand the home’s condition, identify areas that may need attention and highlight work that could be needed after completion.
A mortgage valuation is not the same as a full survey. A valuation is mainly for the lender, while a survey is designed to give you a clearer picture of the condition of the property.
When reading the survey, pay particular attention to anything it says about:
A survey finding does not automatically mean you will be unable to get insurance. In many cases, it simply gives you a better understanding of the property and any work that may be needed.
However, if the report identifies a significant issue, it may be sensible to investigate it further before exchanging contracts. You may need advice from a suitable specialist, such as a structural engineer, damp and timber surveyor, roofing contractor or conservation professional.
When arranging insurance, answer all questions accurately and provide any information requested by the insurer or broker.
Older houses do not always have old services, but it is worth checking.
A Victorian or Edwardian home may have been modernised several times over the years. Equally, it may still have wiring, plumbing, heating or drainage that needs attention.
Try to establish when the following were last updated:
This information can help you budget for future work. It may also be useful when arranging insurance, especially if the property is in poor condition, has not been lived in for some time or will need work before you move in.
If major systems are due for replacement, consider whether the work will happen before or after you move in. This can affect the type of insurance you need and when cover should begin.
Many buyers of older homes plan to make changes after completion.
This could range from redecorating and replacing a kitchen to more substantial work, such as rewiring, re-roofing, removing walls, repairing structural movement or converting an outbuilding.
It is important to think about insurance before work begins.
Major renovation work can change the risk profile of a property. For example, the home may be temporarily unoccupied, have no working kitchen or bathroom, or be exposed to weather while repairs are carried out. Structural work, scaffolding and contractor access can also affect the insurance needed.
Before arranging cover, make a note of any planned work, including:
You should always check your policy terms and tell your insurer or broker about major work before it starts. Cover can vary depending on the nature and scale of the project.
Find out more about renovation insurance.
The rebuild cost is one of the most important figures in buildings insurance.
It is not the same as the price you pay for the property. The rebuild cost is the estimated amount it would cost to rebuild the home from scratch if it were destroyed beyond repair.
For an older house, this figure may need extra care. Specialist materials, traditional construction methods, difficult access, unusual features and professional fees can all affect the likely cost of rebuilding.
For example, a stone-built cottage, timber-framed house or listed property may cost more to rebuild than a standard modern home of a similar size.
Your survey or mortgage valuation may include a rebuild figure, but it is worth checking how recent it is and whether it reflects the property as it stands today.
For more detailed guidance, read our article on rebuild cost, market value and why it matters for home insurance.
Older homes often come with features that add character but may need to be taken into account when arranging insurance.
This could include:
Some of these features may be straightforward to insure. Others may need more information, particularly if they are unusual, structurally important or used for something other than normal domestic purposes.
For example, an annex used as separate accommodation, a workshop used for business, or a barn undergoing conversion may need to be treated differently from a standard domestic outbuilding.
It is worth asking the seller what is included in the sale and how each part of the property has been used. This can help avoid surprises when you arrange cover.
Having the right details to hand can make arranging insurance for an older house much easier.
Before you request a quote, try to gather:
You may not have every answer immediately, especially before completion. However, having as much information as possible will help you answer questions accurately and identify anything that needs further investigation.
Many older properties can be insured through a standard home insurance policy.
However, a specialist approach may be helpful where the home is listed, has unusual construction, includes specialist features, has a high rebuild cost or is due to undergo major renovation work.
The key point is not to assume that every old house needs the same type of cover. Every property is different.
Taking the time to understand the home before you buy can help you make better decisions about surveys, renovation plans, rebuild costs and insurance. It can also make the process of arranging cover more straightforward once you are ready to move in.
For more information about arranging cover for an older or period property, visit our Old House Insurance page.
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