Will red flags stop me getting buildings insurance?

[YorkieSelfBuild]

Hi

 

I've tried getting quotes from GSI, Adrian Flux, etc and been refused, mainly cos it's not completed yet though being timber frame, SIP walls and concrete tile roof doesn't help. But I'm getting worried about the other questions, like are there trees within 15m and is there is cliff? I'm FTB so never had buildings insurance before. 

 

I have a wooded area at back and trees to one side, some with tree preservation orders. I thought the only issues with them was trimming branches, never thought about subsidence. Some trees are only about 4m away. 

 

Also the development is near the edge of an old quarry. Surveyor's report was all clear on if my house was going to fall down. 

 

Have a bought a dud, a clunker, a lemon, something that isn't insurable or ruinously expensive to insure?

[nod]

Your probably given them more info than they need We where in both of ours for six months before we completed We where surrounded by 10 meter high trees at our previous build There’s a big difference between incomplete and not signed off 

It’s easy to give insurers the impression that your moving into a building site 

Axa previously I think the same this time 

[JohnMo]

Only answer question they ask and only answer what the don't ask. Don't ramble on with this, that, or the other that isn't explicit in the question.

 

1 hour ago, YorkieSelfBuild said:

Also the development is near the edge of an old quarry. Surveyor's report was all clear on if my house was going to fall down. 

Example of saying things not explicit asked for - reading this I am assuming your house is scheduled to fall down in the future, you most certainly don't mean that. So you should state

 

"Surveyor's report states, that my house isn't going to fall down." Or better still don't mention anything - never seen a question that asks, is your house going to fall down?

 

My house is an ICF build. Many insurance companies take that is a novel build method, but stripped back it's a concrete wall with insulation. So wall material is concrete, the fact that it's insulated is a given (it has to be to comply with building regs).

 

Surrounded by trees, understand what sort of tree they are, a beech tree has tap roots, so are unlikely to affect a house, no matter how close they are, other species can be very damaging. We have 30m tall trees within 20m distance from the house, but the question asked was within 5m, so answer was no.

 

Your SIP build is likely to have a concrete block skin, the fact your insulation is sandwiched between OSB is neither here nor there, your walls are concrete blocks.

 

Roofs are in the general states (natural material) or tiles (stuff like concrete. Most houses in UK are tiles, so nothing novel there.

[Temp]

Our close trees have never been a problem.

[YorkieSelfBuild]

Thanks for the replies. 

 

It was GIS that went into so much detail when I said yes, there are trees within 15m. Then asked about distance, height, species. Others haven't asked those specific questions, just have you had subsidence, near water, etc. But all refused to quote when I said it's not completed.

 

On trees, i just went and measured it. Nearest about 5m. Would that count as within 5m? They're sycamore and ash, plus hawthorn, apple, oak and willow (from the TPO plans), all can cause subsidence (thanks, Google).

 

So now I'm thinking of continuing site insurance but get separate contents. So I tried Direct Line, 2 quotes, only difference was wall material. Brick £145, timber frame can't quote.

[YorkieSelfBuild]

Developer / architect / builder says their foundation design has compressible element to account for clay shrinkage and expansion.

[YorkieSelfBuild]

I've read Scottish insurers are used to timber frame houses, not seen as unconventional. Can anyone recommend some names?

[Alan Ambrose]

>>> Have a bought a dud

 

I'm not clear - did you buy a part-completed house or have you built it from scratch? If still building suggest you need 'while building self-build insurance' rather than 'completed-home insurance'. Mine is from Protek.

 

[YorkieSelfBuild]

19 minutes ago, Alan Ambrose said:

>>> Have a bought a dud

 

I'm not clear - did you buy a part-completed house or have you built it from scratch? If still building suggest you need 'while building self-build insurance' rather than 'completed-home insurance'. Mine is from Protek.

 

It's self build but with JCT contact with builder. 

 

Yes, that seems the best plan, keep site insurance for building, separate contents insurance.

 

I used Go Compare and got some quotes! From £67 upwards. I chose walls as "prefabricated combustible" and roof as "tiles". Also no structural building (load bearing walls, extension) or renovation (electrics, plumbing are complete) works, cos bathrooms, kitchen and flooring are considered cosmetic. But it didn't ask about trees so I'll have to check each quote for that.

 

 

 

[Redbeard]

Why not ask the developer if they are aware of insurers used for any other houses on the development (if there are any)? Or if they do not have those details knock on some doors and see what experience other buyers had?

[YorkieSelfBuild]

9 hours ago, Redbeard said:

Why not ask the developer if they are aware of insurers used for any other houses on the development (if there are any)? Or if they do not have those details knock on some doors and see what experience other buyers had?

Good idea. I've asked my neighbours, waiting to hear back. Also asked for developer's broker as they have a similar house

[YorkieSelfBuild]

I had better luck with Howden but only when house is completed. They asked if trees were within 7m, 5m high, nothing on species, and they had SIP as wall option.

 

I got £270 quote from Aviva but I noticed policy says not close to river or cliff, I'll have to clarify quarry cliff is ok.

 

So that puts my mind at rest. This is a massive financial gamble for me, not many options if it falls apart.

[Gus Potter]

On 24/09/2025 at 16:56, YorkieSelfBuild said:

I've read Scottish insurers are used to timber frame houses, not seen as unconventional. Can anyone recommend some names?

The Brokers I use are:

 

https://hamiltonleonard.com/

 

Ask for Alan Burns or Michael Hamilton and mention my name. You'll get to speak to a real person and if they can't help you directly then I'm sure they will give you some guidance. They do my PI insurance as an SE ( I do a lot of timber frames, some in England! ) so are familiar with the construction process.