When we talk about renovation insurance, the first image that probably springs to mind is a private residence – maybe a townhouse, a countryside cottage, or a Grade II listed building getting a new lease of life. What you might not picture however is a fire station.
Across the UK, many public buildings are undergoing essential upgrades. Fire stations, police buildings, doctors’ surgeries, council buildings – the list is endless. But with regards to renovations, they are not being returned to past former glories, instead adapted to meet the needs of modern society. As with any renovation project, they require the same level of care, consideration, and, crucially, comprehensive insurance cover.
If you have clients in the commercial or public sectors, it’s time to start thinking more broadly about what protection a single project renovation insurance can offer.
Commercial, not cosmetic
The connotation of the word “renovation” often suggests aesthetic work, sprucing up a property – fresh paint, timber windows, restoring original features – but in the world of public service buildings, it’s usually something else entirely. It’s about functionality, equipment upgrades, plumbing and heating installs and updating shared spaces so they’re fit for purpose.
Recently at Renovation Underwriting, we were approached to cover a fire station project in the North West of England. This wasn’t requiring a renovation for cosmetic reasons but an update, to be best equipped to protect the public they serve.
The concern with this, from our perspective. is that these projects are approached as if they were minor extensions or maintenance jobs, meaning limited cover, muddled liability, or insurance that hasn’t been underwritten correctly to reflect the real risks involved. A comprehensive single project policy (OCIP) such as Renovation Asset for a commercial renovation project brings clarity — not just to the project build team, but to the parties arranging, funding and managing the project works.
Fire stations: steady, smart, and scalable
Over the past few years, we have supported a series of fire station renovation upgrades in this part of the country. These weren’t high-risk overhauls, but a string of well-managed refurbishments, with the stations remaining operational throughout.
These projects perhaps seem out of the ordinary and exciting for those watching from outside the industry but to those inside they are far from unusual.
That makes for a strong and repeatable model. With the right policy, a fire service (or other similar public body or property owner/tenant) can insure the existing structure and all new works under a single project insurance (Owner Controlled Insurance Programme – OCIP) product.
There’s also a splash of irony here too – with underwriters still requiring the contractors to provide a fire risk management plan with input from the fire service!
A growing opportunity for brokers and project professionals
If you’re only looking for renovation opportunities in the residential space, you could be missing out.
One fire service we worked with went from a single refurbishment to a string of successful projects, using a similar setup and contracting model each time. Once the approach was proven, the chain of repeat business continued.
But they didn’t start that way. In the early stages, they were relying on contractor led insurance cover for the works, while continuing the annual property insurance in the background. That’s often where confusion, underinsurance, or limitations creep in – especially when multiple contractors are involved, or when a building remains operational during works.
With a renovation-specific policy – such as our Renovation Asset – everything is brought together. And that’s where you can bring real value.
Local authorities and public bodies across the UK are gradually upgrading their existing build environments, and recent reports show construction activity in London is also gaining momentum including across leisure and education sectors. So far, this year at Renovation Underwriting this year we have had a steady growth in the number and size of the commercial renovation projects we have underwritten in this area, despite the current economic conditions.
Renovation Asset
Renovation Asset is our main product for commercial projects (though in some circumstances we may use Renovation Ultra) and is a comprehensive policy for property owners and developers who renovate, refurbish or extend, or undertake new builds, providing the widest possible cover in a contract works situation.
It provides a project specific policy (OCIP) led by an Employer (or Contractor) to cover the existing structure, the contract works and the property owner’s liability exposures. Renovation Asset offers a solution to meet the requirements to commercial property owners and/or their tenants for commercial renovation works and meeting the requirements of the Joint Contracts Tribunal (JCT) Building Contracts, ensuring that they do not need to rely on the insurances of others during the period of works. It can include Terrorism cover and optional cover of Delay in Start Up (DSU) for the Employer.
Our long-standing insurance partners are all A rated capacity; ensuring support that can fulfil the needs of the most demanding renovation projects.
What does a strong commercial renovation case look like?
Based on our underwriting experience, here’s what typically makes commercial renovation cases work well:
• A clear client – Often a council, trust, or public authority with oversight of the property and the works.
• Formal contracts – Usually JCT, with named contractors and agreed responsibilities.
• Smart planning – Including health and safety assessments, Joint Code of Practice for fire plans, water and continuity measures.
• Well-managed risk – Even if the building stays operational (as in the case of fire stations, many do), the scope of works is clearly defined and separated from the client’s day-to-day operations.
• Funders – They often have additional insurance requirements which can be included, to ensure no delays to funding or start of the works.
Need support on a commercial renovation case?
At Renovation Underwriting, we’re here to support you all the way.
Our Appetite Guide shows what we love, what we’ll consider, and what’s out of scope. It provides a quick point of reference for brokers, but it isn’t exhaustive. If you have a risk that doesn’t appear in the guide or just not sure please contact us. Within our experienced Underwriting Team, is our specialist Non- Negligent Underwriter, Len Albon, and further support by our in-house structural engineer, Brian Murray.
We also take pride in educating brokers and project professionals, and our CPD programme and Contract Works Academy are designed to upskill renovation knowledge and increase confidence across the sector. Natalia Wood, Head of Broker and Professions CPD works side by side with Mike Carolan, Head of Distribution | Commercial to deliver these sessions. During 2025 alone, we have delivered over 245 hours of commercial CPD training to brokers and project professionals.
Recent examples of feedback we have received:
“The presentation was very informative and highlighted some key areas that I have come across on several occasions. The guidance in respect of the Non-negligent clauses was particularly relevant as I have been working on a case where that has been mentioned.”
“Very knowledgeable as always and great to see the products evolving and improving”
“Mike was very knowledgeable and explained things in a clear and understandable manner”
So, if you have commercial clients who are arranging a renovation, refurbishment or extension to existing properties (or undertaking commercial new build projects), please talk to us at the earliest stage for budget insurance indications prior to finalising before the project works start.
If you’re a project professional, please contact us if we can help the client’s broker or you would like to hear more from us.
And whether it’s a fire station, a doctor’s surgery or an office building, we can help you make sure your client’s commercial project is protected, right from the very start.
