Professional Consultants Certificate (PCC)
A cost-effective alternative to a structural warranty
Why Choose a PCC?
- Cheaper Alternative: More affordable than a 10-Year Structural Warranty.
- Clear Fee Proposal: Send us your project details and we will put a fee proposal to you.
- No Developer Liability/Defects Period: Eliminates extended liability periods for developers.
- Upgrade Options: Easily upgrade to ourĀ 10-Year Structural Warranty at any point, even post-construction.
- Flexible Terms: Choose a 6 or 10-year certificate period.
What is a Professional Consultants Certificate (PCC)?
A Professional Consultants Certificate (PCC) is a certificate signed by a qualified professional confirming that a newly built, converted or extensively renovated property was inspected at key stages of construction and is in general compliance with UK Building Regulations. Lenders rely on it when deciding to lend against a property that has no structural warranty.
Previously known as an Architectās Certificate or CML Certificate, the Professional Consultants Certificate is an industry-standard document recognised by UK Finance ā the body that replaced the Council of Mortgage Lenders ā for newly built or converted properties. It is essential for:
- Mortgage Approval: Required by mortgage lenders to confirm that construction adheres to acceptable building standards.
- Re-mortgaging: Proof of building compliance when refinancing.
- Selling or Renting: Necessary for Buy-to-Let mortgages.
A PCC is issued for a 6 or 10 year period from the date of certification and is issued after a final inspection by a qualified surveyor upon satisfactory completion of the works.
What a PCC Is Not
A PCC is not an insurance policy. A structural warranty is: it insures the building for ten years and carries a two-year defects liability period for the developer. A PCC carries no defects liability period, and it is issued for a 6 or 10 year period by the professional who monitored the work. Where insurance-backed cover is needed, or cover has to be arranged after the work is finished, that is a warranty rather than a PCC.
What Does a PCC Cost?
There is no list price, because the fee depends on the location, the type of construction and the build cost of the project. A PCC can be as much as 50% less than a structural warranty for the same scheme. Send us the project details and we will put a fee proposal to you. For our home survey fees, see what a RICS survey costs.
PCC at a Glance
| What it is | A certificate confirming that a new-build, converted or extensively renovated property was inspected at key stages of construction and is in general compliance with Building Regulations |
|---|---|
| Who needs one | Self-builders, small developers and conversion projects whose buyers or lenders need one where there is no structural warranty |
| Certificate period | 6 or 10 years from the date of certification |
| Lender acceptance | Recognised by UK Finance (formerly the Council of Mortgage Lenders) and accepted by most mortgage lenders. Always check with your lender |
| PCC or warranty | A PCC is not insurance and carries no defects liability period. A structural warranty is an insurance product |
| Fee | Quoted per project, from the location, type of construction and build cost ā request a PCC quote |
| Areas covered | London, Essex and the Home Counties |
Who Needs a Professional Consultants Certificate?
A PCC is usually needed when a mortgage lender is asked to lend on a property that is newly built, converted or extensively renovated and has no structural warranty. In London that most often means:
- Self-builders building a new home who will need a mortgage once it is finished.
- Small developers building one-off houses or small schemes, where a full warranty would be disproportionate to the project.
- Conversions ā a house split into flats, or a commercial building converted to residential use.
- Buyers and owners remortgaging whose lender has asked for a PCC on a recently built or converted property.
Because a PCC relies on inspections at key stages of the build, it is best arranged before work starts. If your project is already under way or complete, send us the details and we will tell you what is possible.
RICS Regulated
MSR Surveying Ltd is an RICS-regulated firm, listed on the RICS Firms register.
Accepted by Most Lenders
PCCs are recognised by UK Finance and accepted by the majority of mortgage lenders. Always confirm with your lender before you commit.
Comprehensive Inspections
Surveys carried out by RICS-qualified surveyors.
Who Leads MSR Surveying
MSR Surveying is led by its founder, Saqib Riaz BSc (Hons) MCIOB AssocRICS, a member of the Chartered Institute of Building and an RICS Registered Valuer. Saqib heads a team of RICS-qualified surveyors providing Professional Consultants Certificates for new builds and conversions across London and Essex.
MSR Surveying Ltd is an RICS-regulated firm, listed on the RICS Firms register, and is registered in England and Wales under company number 14632368.
Our PCC Process
- Initial Documentation: Provide planning permissions, ground condition surveys, structural/technical data, building regulation approvals, and construction dates.
- Site Visits: We conduct inspections at key construction stages or post-completion (for completed properties).
- Certification: Receive a PCC after a thorough final inspection of the property.
FAQs
What is a professional consultants certificate?
A Professional Consultants Certificate (PCC) confirms that a building project has been constructed to a satisfactory standard with appropriate materials and workmanship and is in general compliance with UK Building Regulations. A PCC is approved by UK Finance, formerly the Council of Mortgage Lenders and is often a requirement where there is lending on a project. A Professional Consultants Certificate was previously known as an āArchitects Certificateā.
A PCC is issued for any new-build, converted or extensively renovated property and confirms the project was checked at key stages of the build.
Read our guide to what a Professional Consultants Certificate is, or compare it with a structural warranty. Buying an existing home instead? See our Level 2 Homebuyer Survey and Level 3 Building Survey.
What is the difference between a PCC and a warranty?
A PCC is issued by a professional consultant that has appropriate experience in the design and/or monitoring of construction or conversion of residential buildings. A PCC can be issued for a 6 or 10 year period. A warranty is an insurance product with cover for 10 years and has a 2 year defects liability period for the developer. There is no defects liability period for a PCC.
What is the difference in cost between a PCC and a warranty?
A PCC can be as much as 50% less than a warranty but this is subject to the location, type of construction and build costs associated with the project. Details of the project will be required to be submitted to enable a fee proposal to be offered.
At what stage of my building project should I consider a PCC?
The nature of PCCs require site inspections from the commencement of construction through to practical completion. So we always recommend engaging as early as possible but no later than when you appoint your Building Control Body. If retrospective cover is required for your project a warranty provider should be consulted.
Can a PCC be issued to a developer?
Yes a PCC can be issued to a developer and can be relied upon by first and subsequent purchasers for the remaining period of the certificate.
What levels of cover can you provide?
Cover is provided commensurate to risk and build costs. This will be stated on the Professional Consultants Certificate itself.
Will lenders accept PCCs?
Yes, the majority of lenders do accept PCCs because the certificate is approved by UK Finance, formerly the Council of Mortgage Lenders. However, in each case we would recommend you check with your lender before committing to a PCC because lenders requirements do change.Ā
Why do I need a PCC even though I have received Building Regulations approval?
Building Regulations Approval is issued under āThe Building Regulationsā and primary Legislation āThe Building Actā. Whilst this approval satisfies UK law, lenders do not accept this approval alone for their lending security. A PCC is relied upon by a lender and subsequent lenders through successive sales of the property within the period of cover and therefore remains essential for lender compliance in addition to Building Regulations approval.
PCC or structural warranty: a side-by-side
| Professional Consultants Certificate | Structural warranty | |
|---|---|---|
| What it is | A certificate from the professional who monitored the build, confirming the work was carried out to a satisfactory standard. | An insurance policy on the building itself. |
| Is it insurance? | No. It is backed by the professional's own indemnity insurance, not a policy on the building. | Yes. |
| Period | Issued for a 6 or 10 year period. | Ten years. |
| Defects liability period | None. | Two years, carried by the developer. |
| When it has to be arranged | Before or during construction, because the work has to be monitored as it goes up. | Can be arranged after the work is finished. |
| Cost | No list price. Depends on location, type of construction and build cost, and can be as much as 50% less than a warranty for the same scheme. | Higher than a PCC for the same scheme. |
| Best for | Self-builds, conversions and small developments where a professional is monitoring the work anyway. | Schemes that need insurance-backed cover, or cover arranged once the build is complete. |
Most lenders accept a Professional Consultants Certificate; your solicitor should confirm what your particular lender requires before you commit to either route.
When to instruct a PCC
Timing matters more than anything else on this page. A PCC is issued by the professional who monitored the build, so the monitoring has to happen while the work is going on. Come to us before work starts, or early in the build, and a PCC is straightforward.
If the building is already finished and nobody independent was monitoring it, a PCC is not available, and an insurance-backed structural warranty is the route instead. We provide both, so send us the project details and we will tell you which of the two fits.
Upgrade to a 10-Year Structural Warranty
For extended coverage, easily upgrade to a 10-Year Structural Warranty, available even for completed properties. Get in touch to discuss your needs.
Contact Us
Let MSR Surveying LTD provide the professional insights you need to maintain and enhance the value of your property assets.
Questions about certificate periods, lender acceptance and how a PCC differs from a structural warranty are answered alongside the rest in RICS survey questions, answered.