Scottish Listed buildings insurance: specialised policies
Last Updated on January 14, 2026 by admin
Owning a listed holiday let in Scotland offers a unique opportunity to own a property full of character, heritage, and architectural significance. From historic farmhouses to elegant Georgian townhouses, listed buildings are an important part of Scotland’s history, culture, and environment. However, insuring a listed property is very different from covering a standard home, and requires specialist knowledge to ensure your property is insured at the correct level.
At Boshers Insurance, we work closely with you to provide insurance for listed buildings that financially protects your asset and fulfils your legal obligations.
Call: 01237 429 444
Email: info@boshers.co.uk
What is a Listed building in Scotland?
In Scotland, listed buildings are categorised as Category A, B or C, depending on their architectural or historic importance. In England and Wales, listed buildings are categorised as Grade I, II* and II. While there are strong similarities between the categorisation of listed buildings in Scotland and England, it doesn’t always mean that a Category B listed building is the same as an English Grade II* listed building. Similarly, Grade A listed building insurance in Scotland might be significantly different from insuring a Grade I listed property in England.
To find out whether your property is listed, simply visit Historic Environment Scotland and search via their property portal or on their map.
Listed building rules and regulations place legal obligations on owners, particularly around building methods and materials used when:
- Repairing
- Renovating
- Altering
- Re-constructing
Because of these restrictions, reinstating a listed property following damage often involves specialist craftsmanship, traditional materials, and approval from local authorities.
Rebuilding costs and specialist materials
Rebuilding costs for listed buildings in Scotland can be more expensive than those of standard construction properties. Accurate rebuilding cost assessments are essential for listed property insurance. Reinstatement must often be carried out on a like-for-like basis, using original techniques and materials to meet conservation standards. Getting help from a professional, qualified surveyor, can ensure you undertake renovations, adhere to regulations, and obtain an accurate rebuild figure.
Organisations such as the Royal Institution of Chartered Surveyors (RICS) provide a list of qualified surveyors near you. You can arrange for a surveyor to calculate your rebuild figure by searching the Royal Institution of Chartered Surveyors (RICS) website, or contact companies such as Rebuild Cost Assessment for a desktop (remote) evaluation or on-site evaluation.
Why Listed properties need specialist insurance
Standard home insurance policies are unsuitable for listed buildings. Repairing a standard construction property is relatively straightforward in terms of building materials and labour. The cost of repairing or rebuilding a listed property is often much higher than a modern equivalent because of the following factors:
- Traditional construction methods
- Specialist materials such as stone, slate, lime mortar, lead, and wattle and daub (sometimes called ‘stake and rice’)
- Skilled tradespeople (lead workers, roofers, and stonemasons)
- Planning and conservation requirements
Without the correct level of Listed Building Insurance, you could run the risk of being underinsured and facing significant out-of-pocket costs following a claim.
What do we mean by being ‘underinsured’?
When a property is underinsured, its ‘sums insured’ (the amount your buildings are covered for) is less than the actual rebuild value. Many listed property owners make the mistake of basing their insurance coverage on the market value (sale value) of the property. To get an accurate insurance value for your house, you need to calculate the cost of how much it would be to rebuild your property from scratch (rebuild cost). If your property is underinsured by, for example, 50%, you will only receive 50% of your insurance payout should you need to make a home insurance claim.
Getting the expertise of a qualified, professional surveyor and/or architect is strongly recommended when establishing your rebuild figure. The Royal Incorporation of Architects in Scotland (RIAS) offers a comprehensive list of professional architects.
Once you have a rebuild figure, you can go on to arrange specialist Listed Property Insurance for your Scottish holiday let. Boshers Insurance can help make sure your sums insured properly reflect the true cost of rebuilding and reduce the risk of underinsurance.
Common risks associated with Listed buildings
Many Scottish listed properties are older and may be more vulnerable to certain risks, including fire, escape of water, and weather-related damage. Out-of-date electrical wiring, old plumbing systems, and structural features can increase both the frequency and cost of claims.
When you arrange your heritage home insurance in Scotland through our team of experts, these factors are considered, giving you peace of mind that your listed holiday let is accurately covered.
Obtaining the right building permissions
Before carrying out any building works to your unique character property, you must apply for the correct permissions or listed building consent from your Local Authority. A list of all local authorities in Scotland can be found here.
You will definitely need listed building consent if you are planning to build or make:
- Structural alterations (internal walls, replacing fireplaces, repairing staircases)
- An extension
- Partial or total demolition
Even seemingly minor building works or alterations may need the right permissions. If in doubt, we recommend you consult your Local Authority when planning any renovations or changes. Minor building works can include:
- Changing the colour of your paintwork
- Repairing stonework or timber frames
- Upgrading doors and windows
- Repairing a thatched roof on a listed building
If you don’t secure the right permissions, you might have to revert to the original state of the building, pay a fine, or in some cases, face prosecution.
How Boshers Insurance supports owners of Listed properties
As providers of specialist insurance for listed buildings, we understand the complexities of listed building Home Insurance requirements. Our approach is personable, knowledgeable and tailored, helping you secure cover that protects both your buildings and contents.
Whether your property is a holiday let, holiday home, or both, we work with specialist insurers who understand the unique aspects of listed properties.
Getting the right cover for your Scottish Listed Holiday Let
Choosing the right insurance for a listed building is about more than the cost; it’s about expertise, accuracy and peace of mind. With expert advice and carefully tailored cover, you can protect your property for the future while meeting your responsibilities as a holiday let owner.
At Boshers Insurance, our team is on standby to provide you with the expertise needed to insure your historic listed property. For tailored guidance and specialist listed property insurance, speak to us today. Get your quote or find out how we can help by contacting us via telephone or email.
Call: 01237 429 444
Email: info@boshers.co.uk
Boshers® Insurance Services is a trading style of Lloyd & Whyte® Ltd who are authorised and regulated by the Financial Conduct Authority (FRN 306077). Registered in England No. 03686765. Registered office: Affinity House, Bindon Road, Taunton, Somerset, TA2 6AA. VAT Registration No. 477 7248 00. Calls may be recorded for use in quality management, training and customer support.
