What is a Professional Consultant’s Certificate (PCC)?

A Professional Consultant’s Certificate (PCC) is a certificate recognised under the UK Finance Lenders’ Handbook for newly built or converted residential properties.

It provides reassurance to mortgage lenders and purchasers that a suitably qualified professional has monitored the construction works during the build process.

The certificate confirms that, to the best of the consultant’s professional knowledge and based on periodic inspections, the property has generally been constructed in accordance with approved drawings, statutory approvals, and good building practice.

Is a Professional Consultant’s Certificate the same as a structural warranty?

No. A Professional Consultant’s Certificate is not the same as a structural warranty such as those provided by warranty providers.

A PCC is a professional certification based upon periodic inspections during construction and is typically accepted by many lenders for qualifying developments.

What types of projects can a PCC be used for?

A Professional Consultant’s Certificate may be suitable for:

• New build residential dwellings

• Self-build homes

• Residential conversions

• Small residential developments

• Certain refurbishment projects involving the creation of residential accommodation

Suitability will depend on lender requirements, construction type, and project circumstances.

When should I appoint a Chartered Surveyor for a PCC?

Ideally, we should be appointed before construction starts or at a very early stage of the project.

This is important because the inspection process relies upon monitoring key construction stages. If works are already significantly advanced, it may not be possible to certify the property.

Early appointment also helps identify potential issues before they become costly problems.

What inspections are required?

To support certification, inspections are typically undertaken at key stages of construction, which may include:

• Foundations and excavation works

• Drainage installation

• Structural frame and superstructure

• Roof construction and weatherproofing

• Key construction milestones

• Final completion inspection

The exact inspection schedule will depend on the nature and complexity of the development.

Does a PCC guarantee the quality of construction?

No. A PCC is not a guarantee or warranty.

The certificate confirms that a suitably qualified professional has undertaken periodic inspections during construction and, based upon those inspections, the property generally appeared to be constructed in accordance with approved documentation and good building practice.

It does not replace the contractor’s responsibilities or Building Control approval.

Will Building Control still be required?

Yes. A Professional Consultant’s Certificate does not replace Building Regulations approval.

Projects will still require inspections and approval by:

• Local Authority Building Control, or

• A Registered Building Control Approver

Building Control and a PCC perform different functions and are typically required alongside one another.

Can you issue a PCC if the build is already complete?

In most circumstances, a PCC can only be considered where adequate inspection and monitoring have taken place throughout the construction process.

If works are substantially complete or historic, certification may not be possible.

Please contact us to discuss the circumstances of your project.

What information will you require?

We will typically require access to:

• Approved planning and Building Regulations drawings

• Structural engineer’s information (where applicable)

• Building Control records and approvals

• Construction details and specifications

• Access for site inspections throughout the build

Further information may be requested depending on the project.

Can you work with self-builders and developers?

Yes. We regularly work with:

• Self-build homeowners

• Small developers

• Property investors

• Contractors and development teams

We aim to provide practical professional support throughout the construction process.

How does this integrate with your other services?

Our PCC service can integrate with our wider professional services, including:

• Architectural design and planning applications

• Building Regulations drawings and compliance

• Contract administration and project monitoring

• Defect diagnosis and construction advice

• Measured surveys and topographical surveys

This provides continuity from concept through to completion and certification.

C W Johnson Limited Chartered Surveyors is a RICS-regulated practice. All services are provided in accordance with the RICS Global Professional and Ethical Standards, relevant RICS professional statements, and applicable guidance notes ensuring that our services are delivered with integrity, independence, and a commitment to best practice. Clients can be confident that our advice is professional, transparent, and compliant with current RICS guidance.

The information provided on this website is for general guidance only and does not constitute specific professional advice. Formal advice will only be provided following receipt of written instructions and confirmation of agreed terms of engagement.

Any opinions expressed are based on information available at the time of instruction and may be subject to change as further information becomes available or circumstances alter.

No responsibility is accepted to third parties who rely on information contained on this website without our prior written consent.

C W Johnson Limited Chartered Surveyors operates a formal Complaints Handling Procedure in accordance with RICS requirements. Details are available on request.

Professional Indemnity Insurance is maintained in accordance with RICS regulations.

What is a structural warranty?

A structural warranty, also known as latent defects insurance, is an insurance policy that provides protection against certain structural defects in new build or newly converted properties.

It typically covers defects arising from issues such as defective workmanship, failure of key structural elements, or certain construction material failures.

How long does a structural warranty last?

Structural warranties are commonly provided for 10 or 12 years, depending on the policy and provider.

The cover usually starts from practical completion of the property or the date the policy is issued.

What types of properties can be covered?

Structural warranties can apply to a wide range of developments, including:

• New build residential properties

• Self-build homes

• Residential conversions

• Commercial buildings

• Mixed-use developments

• Housing association schemes

• Single dwellings and large developments

In some cases, retrospective cover may also be available depending on eligibility.

What is included in the inspection process?

As part of the warranty process, staged inspections are carried out during construction. These may include:

• Foundations and substructure works

• Drainage installation

• Structural frame and superstructure

• Roof construction and weatherproofing

• Key construction milestones

• Final completion inspection

These inspections help confirm that key stages of construction are progressing in line with expected standards.

Are structural warranties the same as Building Regulations approval?

No. A structural warranty is separate from Building Regulations approval.

• Building Regulations ensure compliance with statutory technical standards

• Structural warranties provide insurance-backed protection against certain latent defects after completion

Most projects will require both Building Regulations approval and a structural warranty (where applicable).

Do I need a structural warranty?

Structural warranties are often required by:

• Mortgage lenders

• Housing associations

• Developers and investors

• Self-builders seeking resale or refinancing options

We can advise whether a warranty is likely to be required for your project based on lender or scheme requirements.

When should I apply for a structural warranty?

It is best to apply before or at the very early stages of construction.

This is important because inspections must take place throughout the build process. If construction is already well advanced or complete, eligibility for warranty cover may be limited.

What is C W Johnson Limited’s role?

C W Johnson Limited act as RICS-regulated Chartered Surveyors providing:

• Staged site inspections during construction

• Reporting in accordance with warranty provider requirements

• Professional oversight of key construction stages

• Support throughout the build process

We do not provide insurance ourselves; the warranty is arranged and insured by the provider (ABC+).

Who provides the structural warranty insurance?

All structural warranties are arranged, administered, and insured by ABC+, a specialist warranty provider.

C W Johnson Limited act as appointed surveyors and inspectors for eligible projects within Norfolk and Suffolk.

Can a warranty be arranged after construction has started?

In some cases, yes. However, retrospective applications are subject to:

• Provider acceptance

• Inspection history and access to the site

• Stage of completion

• Any required remedial works or additional inspections

Early engagement is strongly recommended to avoid limitations in cover.

How does this integrate with your other services?

Our structural warranty services can be combined with:

• Architectural and design services

• Building Regulations drawings and compliance

• Planning applications

• Contract administration and project management

• UK Finance Professional Consultant’s Certificates (PCC)

• Measured and topographical surveys

This provides a joined-up service from design through to completion and certification.