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.
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 doesn't just mean arranging insurance, it means insuring the building for its full rebuild cost.
Freeholder Liability
Setting the figure without a professional assessment exposes the freeholder to personal liability if a claim shortfall arises.
Leaseholder Rights
Leaseholders who suffer a shortfall can pursue whoever is responsible for the declared value, not the insurer.
Tribunal-Ready Evidence
A RICS-regulated figure carries weight with panels reviewing service charge reasonableness.
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 rebuild 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 Rebuild 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 →Pick the assessment that fits your property.
01. Desktop
Desktop Rebuild Cost Assessment
BCIS-indexed rebuild cost modelling without a site visit. Delivered within 24 hours of instruction. Accepted by all UK insurers.
- RICS-regulated, broker-ready report
- BCIS-indexed rebuild cost modelling
- Delivered within 24 hours of instruction
- Accepted by every UK insurer
Listed or non-standard property? An On-Site Survey may be required instead.
02. On-Site
On-Site Rebuild Cost Assessment
A RICS surveyor attends in person for full measurement and construction analysis. Required for listed, heritage and complex buildings.
- RICS-regulated, broker-ready report
- Surveyor attends in person, full measurement
- Required for listed, heritage & complex buildings
- The insurer-preferred option for high-value risk
- Accepted by every UK insurer
Managing more than one property? Ask about the 3-Year Protection Plan.
03. Recommended
3-Year Rebuild Cost Assessment Plan
One instruction covers three years of RICS compliance: a full Rebuild Cost Assessment in year one, then an updated renewal report before each renewal date after that.
- RICS-regulated, broker-ready report
- Full assessment year one, indexed updates years two & three
- One instruction, one invoice - no re-instructing
- The preferred choice for agents & portfolio landlords
- Accepted by every UK insurer
Saves the cost and admin of re-instructing every year.
The trusted choice for homeowners.
RICS Regulated
Every assessment is carried out by or under the supervision of a RICS-registered member.
Fully Insured
Every instruction is covered by comprehensive professional indemnity insurance for your protection.
24-Hour Response
We respond to every enquiry within 24 hours and deliver on the timescales we agree.
Insurer-Ready Report
A clear, defensible figure accepted by every UK insurer and broker, without amendment.
Related services
Our Services
Desktop, on-site and 3-Year Protection Plan: pick the assessment that fits your property.
Learn morearrow_forwardBlocks of Flats
Specialist assessments protecting every leaseholder in a shared building from the average clause.
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Managing Agents
Discharge your compliance obligation and protect your PI file with a defensible valuation.
Learn morearrow_forwardCommon questions.
Common questions from freeholders, RMC directors and leaseholders about Rebuild Cost Assessments and buildings insurance.