PCC vs Structural Warranty: Which Do You Actually Need?
Guides & Explainers
PCC vs Structural Warranty: Which One Do You Need?
Both satisfy UK mortgage lender requirements, but they work very differently and the cost gap is significant. Here's a straight comparison to help you decide which is right for your project.
If you're building or converting a property, at some point someone is going to mention either a structural warranty or a Professional Consultants Certificate. They're both ways of satisfying mortgage lenders that the build is sound, but they work quite differently and the costs are miles apart.
Here's a straightforward look at both so you can make a sensible decision.
What each one actually does
A structural warranty (the most well-known is NHBC Buildmark) is essentially an insurance product. It provides cover against structural defects for typically 10 years and is underwritten by an insurer. If something goes wrong, there's a claims process.
A Professional Consultants Certificate is a professional sign-off. A RICS-regulated surveyor or architect inspects the build at various stages, confirms it's been done properly, and issues a certificate. It's backed by their professional indemnity insurance rather than a separate insurer, and it's valid for 6 years.
Both satisfy what UK mortgage lenders need. The UK Finance Mortgage Lenders' Handbook says lenders will generally accept either one, which is the key thing.
How they compare on the things that actually matter
| Structural Warranty | PCC | |
|---|---|---|
| Typical cost | £1,000 to £5,000+ per unit | From £600/unit with Sign-Off Direct |
| How long it lasts | Usually 10 years | 6 years |
| Insurance-backed? | Yes | No, backed by PI insurance |
| How fast to arrange | Weeks to months | Average 7 days |
| Can it be done retrospectively? | Rarely | Yes |
| Accepted by major lenders? | Yes | Yes |
When a structural warranty is the better choice
If you're building through an NHBC-registered contractor and a warranty comes as part of the package anyway, there's nothing to think about. Similarly, if your buyer specifically wants 10-year insurance-backed cover, or your lender has explicitly said they won't accept a PCC for that particular property, a warranty is the right route.
When a PCC makes more sense
Honestly, for most smaller developers and self-builders, a PCC is the practical choice. It's significantly cheaper, you can have it in hand within a week, and it satisfies all the major lenders. It works particularly well for:
- Self-builders who didn't go through NHBC
- Smaller developers building a handful of units
- Barn conversions, commercial-to-residential, and similar projects
- Situations where the build is already done and warranty is no longer an option
For a developer building 10 units, choosing a PCC over a warranty could save tens of thousands of pounds. That's a meaningful difference.
🌟 Referral Programme
Work in property? There's something in it for you too.
If you're a solicitor, mortgage broker, estate agent, or architect, you'll probably come across clients who need a PCC at some point. Sign-Off Direct runs a referral programme so that when you send someone our way and they go ahead, you get a referral fee for it. No paperwork, no fuss. Just get in touch and we'll explain how it works.
Find Out More →Not sure which lenders will accept a PCC?
We've built a lender search tool that lets you check your specific lender's requirements before you commit to anything. You can find it at signoffdirect.co.uk/will-my-mortgage-lender-accept-it.
Ready to get started?
Get a PCC in 7 days from £950. A fraction of the cost of a warranty.
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