Can indemnity insurance help with building work?
Hi everyone, hope 2026 is going well for you. My son owns a house in London, which is situated in a conservation area.
The recent bad weather has resulted in several serious leaks in the roof. He’s had a couple of reputable builders in to inspect it, and the consensus is that a new roof is required. Original tiles are well over 80 years old and the roof felt as if it were disintegrating.
His next-door neighbour had his replaced last year, but the planning approval took several months, and he was also required to submit an architect’s plans.
My son has also experienced a similar long wait when applying for permission to replace windows. He is considering using the same builder to do the work and using identical materials as his neighbour.
Obviously, he is keen to make the property weatherproof as soon as possible, but is concerned that if he submits an application to the council, it will again take months before the work can begin.
Someone suggested taking out indemnity insurance, and I wondered whether anyone had any thoughts on this.
Much appreciated,
Adrian
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Member Since February 2025 - Comments: 69
10:28 AM, 13th February 2026, About 2 months ago
There should be a duty officer in the Council’s planning department. If your son speaks to them, they should give a practical view of the risks of proceeding with the work before approval is given. It sounds as if your son should get the architect used by the neighbour to draw up plans, and the duty officer should be able to say whether the application should be put in before the works start with a note about the urgency and about the approval that the neighbour was given.
Member Since February 2025 - Comments: 69
10:30 AM, 13th February 2026, About 2 months ago
Indemnity insurance is usually used on a sale of a property where works were done without planning/conservation area permission. Insurance is easier to get if the works were done several years before and no enforcement action has been taken. So I’m not sure it would be available in this situation.
Member Since July 2013 - Comments: 305
9:27 AM, 14th February 2026, About 2 months ago
Reply to the comment left by Kate Gould at 13/02/2026 – 10:28
Thanks Kate. Unfortunately as he knows from previous experience this Council works at snail pace.
Hence his reluctance to go down that route when the work needs doing urgently.
Member Since February 2025 - Comments: 69
10:31 AM, 14th February 2026, About 2 months ago
Reply to the comment left by Adrian Jones at 14/02/2026 – 09:27
Does the Council have a duty planning officer, though? That’s what I was suggesting, not to wait for the outcome of an application for permission.
Member Since July 2013 - Comments: 305
1:46 PM, 14th February 2026, About 2 months ago
Reply to the comment left by Kate Gould at 14/02/2026 – 10:31
Thanks Kate, I’ll pass this on. Appreciate your input.