conversion insurance

[Office worker]

Hello all,

We're about to complete on a Victorian property, originally built as a house, but used as an office for the last 50+ years. Our plan is to redevelop in two phases - phase one to change the use back to residential, then phase two to remove a big single-story extension and reinstate a garden in that space, add more bathrooms, move the kitchen etc. We're well on in our application to change the use of the building back to residential. We're waiting for planning permission and although the building is in good condition (it was in use till late last year as an office), we need a building warrant to make the building 'habitable' which means fire suppression, an upgrade a bathroom and some other relatively small changes. There won't be any major building work at this point - just installation of a sprinkler/mist system, lots of fire retardant paint and the like. 

I'm really struggling to get insurance - I think because it's currently not listed as residential and will be technically unoccupied, as we can't live in it till we get change of use. Further complicated by the fact that more than half the roof space is currently flat - a huge store room at the back of the property that we will demolish in the second phase of development. We don't care about the flat roof - as we will demolish it in phase 2. But we really want to insure both the building and our stuff, most of which will be stored at the property while we live in our tiny temporary accommodation till the change of use comes through. 

I've tried lots of insurers already. I can't get regular residential as the building is technically commercial. Rebuild costs are high because it's a big house in a good area (not a plot or a shell of a building). But my only quote at the moment is £5K for a year - more than five times the regular cost of insuring such a property in my area. I'm in Scotland. 

Does anyone have any ideas? Has anyone done anything similar? The other thing worth saying is we expect the work we're doing to take less than three months once we secure the building warrant and can book a contractor. It doesn't feel like a huge conversion job, but finding insurance feels very hard! 

Gallagher won't do it. Intelligent Insurance won't cover till it's residential. Protek might, but won't quote until I own the property - but I want it insured from day 1. 

Any experiences or advice very much appreciated, thank you. 

[Mr Punter]

Insuring unoccupied buildings subject to works is expensive as the risk is higher than a completed and occupied building.  Sometimes you may not get all the cover you would like at a reasonable cost.  I have a contractors all risk policy but it may not be suitable for your circumstances.  Talk to a broker.

[Office worker]

Thanks for your response. I'm going to look at brokers this week - again, any suggestions much appreciated.