Defend the insuring covenant.
When the declared value is too low, the insurer pays out pro rata - the shortfall falls on everyone in the building. A RICS-regulated assessment protects freeholders from liability and gives leaseholders an independent basis to challenge.
RICS-regulated assessments for freeholders, RMC directors and leaseholders across the UK.
What freeholders owe leaseholders - and what can go wrong.
Most leases place the insuring obligation squarely on the freeholder or the residents management company. That obligation is not simply to arrange insurance - it is to insure to the full reinstatement cost of the building.
Setting the figure without a professional assessment exposes the freeholder to personal liability if an underinsured claim arises. Leaseholders who suffer a shortfall can pursue the party responsible for the declared value, not the insurer.
How the declared value is set
No professional assessment
Figure taken from a previous schedule, an online calculator, or an estate agent's market valuation. Build-cost inflation, professional fees and demolition are routinely missed.
RICS-regulated assessment
Independent, defensible figure prepared to RICS guidance. Covers structure, communal areas, professional fees, demolition, VAT and loss-of-rent provision - and satisfies the insuring obligation.
80%
of UK residential blocks carry an inaccurate sum insured
Build costs have risen 30 %+ since 2020 (BCIS) - old figures are rarely adjusted
Professional fees (architect, engineer, QS) are commonly omitted entirely
Demolition and site clearance - often left out of the declared value
Loss-of-rent and alternative accommodation provision frequently overlooked
How to challenge an inadequate sum insured.
Leaseholders do not need the freeholder's permission to commission their own independent reinstatement cost assessment. The report provides a factual basis for raising a formal concern with the freeholder or managing agent.
If the matter is not resolved, the assessment can be submitted as evidence in a service charge dispute at the First-tier Tribunal (Property Chamber). Tribunal panels give weight to RICS-regulated figures over unsubstantiated schedules.
Acting early - before a claim arises - is far stronger than trying to recover a shortfall after an event.
Protection for every party in the building.
Freeholder Protection
A defensible, RICS-regulated figure discharges your insuring obligation and protects you from personal liability if leaseholders suffer a shortfall on a claim.
Get a quote →Leaseholder Rights
Commission your own independent assessment without the freeholder's permission. Use it to raise a formal concern or support a service charge challenge with credible, impartial evidence.
Start a challenge →Tribunal Evidence
Our reports are prepared to withstand scrutiny at the First-tier Tribunal (Property Chamber). RICS-regulated figures carry weight with panels reviewing service charge reasonableness.
Find out more →What Our Customers Say
Managing agents, freeholders and property professionals across the UK.
Caroline F.
Managing Agent Director, London
“Looking forward to working with Stearling Reinstatement to give us reliable rebuild cost quotes across our managed portfolio.”
Sarah L.
Block Manager, Bristol
“Stearling Reinstatement had a RICS report back to us in 24 hours. The shortfall was significant and the broker corrected it before renewal.”
Priya N.
Portfolio Manager, Birmingham
“Handles all our assessments on a rolling three-year cycle. Takes the compliance burden completely off our desk.”
James R.
Freeholder, Manchester
“Straightforward process and the report was exactly what our insurer needed. Will be using Stearling Reinstatement at every renewal going forward.”
David M.
RTM Director, Leeds
“Our previous sum insured was badly out of date. Stearling Reinstatement gave us a RICS-backed figure we could actually rely on.”
Emma T.
Property Director, Edinburgh
“Quick turnaround and a clear report. Exactly what we needed ahead of renewal.”
Oliver K.
Senior Block Manager, Cardiff
“Confident the buildings we manage are now properly insured. Stearling Reinstatement made the whole process simple.”
Rachel B.
Insurance Broker, Birmingham
“The RICS certificate meant our underwriters accepted the sum insured without question. Great to have a reliable partner for reinstatement assessments.”
Tom H.
Portfolio Landlord, London
“Very professional service. Report arrived the next day and gave me the confidence my properties are correctly covered.”
Natalie W.
Managing Agent, Bristol
“We now instruct Stearling Reinstatement as standard across all our blocks. It has become a routine part of our renewal process.”
Chris P.
Commercial Property Manager, Glasgow
“Solid, no-fuss service. The report is clear and our insurer accepted it immediately.”
Fiona D.
Leaseholder Representative, Sheffield
“Finally feel confident our block is covered for the right amount. Stearling Reinstatement explained everything clearly.”
Get Started. No Obligation Required.
Tell us your property and we'll send a written fee estimate no contract, no commitment. If you proceed, your broker-ready RICS report is with you in 24 hours.
Why Stearling Reinstatement
Specialist only
Reinstatement cost assessments no general surveying, no distractions.
RICS regulated
Every assessment supervised by a RICS-registered member.
24-hr turnaround
Desktop assessments delivered within 24 hours of instruction.
PI insured
Professional indemnity cover on every instruction.
Common questions.
Common questions from freeholders, RMC directors and leaseholders about reinstatement cost assessments and buildings insurance.