Single project PI insurance in the UK — from £7,000 per project

Several UK brokers now say single project PI has “effectively disappeared” for smaller construction projects. That's their placement position, not the whole market. Apex places single project PI from £7,000 per project — covering both full-team SPPI programmes and individual-appointment PI for consultants meeting a JCT or NEC contract clause. This page sets out what we place, when it's the right cover, and how to start an enquiry.

The two products Apex places under the SPPI label

1. Full-team SPPI (owner-controlled or contractor-controlled). One policy wrapping the entire design and construction team for a specified project. Named-insured parties include architect, engineers, sub-consultants, sometimes the contractor. Preferred structure for higher-risk or higher-value projects where multi-consultant coordination matters.
2. Project-specific PI for an individual appointment. Cover for a single consultant on a specified project alongside (or in place of) their annual PII. The typical use case: JCT or NEC appointment requires a specific PI limit that the consultant's annual policy can't deliver, or the client wants project-ring-fenced certainty.

Both start from £7,000 per project. Exact placement premium depends on project value, complexity, consultant profile, contract requirements, cover limit and tail length.

Why Apex places what other brokers won't

1. Wholesale Lloyd's market access. Several Lloyd's syndicates continue to write mid-market UK SPPI. Retail brokers without wholesale access can't reach them.
2. Willingness to underwrite smaller projects. Some competitors have refocused on their largest programme clients. Apex continues to place from £7,000 project premium.
3. Director-level attention. Complex SPPI placements benefit from broker-director involvement, not a call-centre queue.
4. Sector depth across 18 regulated professions. SPPI touches architecture, engineering, project management, cost consulting — Apex holds sector expertise across the entire consultant team.

When SPPI is the right cover

1. Contract requires it. JCT appointments and NEC contracts often include SPPI as a specific insurance clause for higher-value or higher-risk work.
2. Employer requires project-ring-fenced certainty. Rather than reliance on consultants' ongoing PII, employer wants a defined pot for the project.
3. Multi-consultant coordination. Several firms working on the same project with shared or overlapping liability — single SPPI programme resolves coordination.
4. Consultant's annual PII cannot respond adequately. Small firm with big project; specialist firm with atypical work.
5. Long-tail higher-risk-building exposure under BSA 2022. Extended tail requires specific project-level cover architecture.
6. Novated designers under D&B contracts. SPPI bridges pre-novation (employer relationship) and post-novation (contractor relationship) phases.

What Apex looks for when placing SPPI

1. Full appointment scope and contract terms (JCT edition, NEC option, bespoke, etc).
2. Project value, size, complexity, and completion timeline.
3. Building type — residential, commercial, higher-risk under BSA 2022.
4. Multi-consultant coordination if applicable.
5. Existing annual PII status of the consulting firm(s).
6. Contractor and employer identity, financial standing, prior project history.
7. Cover-limit requirement per contract and per plausible worst-case.
8. Tail period required (project + 6-12 years typical, longer for BSA).

Common placement scenarios starting at £7,000

1. Sole-principal architect on a £5m residential JCT appointment. Project-specific PI on the consultant's appointment. Cover £2m per claim, 6-year tail. From £7,000-£15,000 project premium depending on scope.
2. Small architect + engineer team on a £15m commercial development. Full-team SPPI wrapping both consultants. Cover £5m each and every. From low five figures depending on cover level and BSA exposure.
3. Non-BSA residential-only project. Lower-friction placement; most competitive terms.
4. Higher-risk-building project under BSA 2022. 15-year forward tail; higher cover limits typical. Specialist Lloyd's placement.
5. Novated designer under D&B. Structured bridging cover across the novation moment.

Contract-clause considerations

1. JCT appointment insurance clauses vary by contract version and edition. Standard clause typically specifies a minimum PI limit and cover duration.
2. NEC options similarly require insurance to defined limits with specific structure requirements.
3. Employer's requirements often override standard contract terms with specific insurance requirements or additional cover levels.
4. Warranty and collateral warranty requirements may create separate insurance triggers.
5. Contract review before appointment is essential — SPPI needs to be in place BEFORE consultant signs the appointment, not afterwards.

See our companion page: JCT and NEC appointment PI requirements.

Frequently asked

Related reading

• JCT and NEC appointment PI requirements — contract-clause guide
• Architects sector pillar
• Engineers sector pillar
• Project-specific PI cover deep-dive