Architect's certificate: what it is and who can sign one

What is an architect's certificate?

An architect's certificate is the old name for a Professional Consultant's Certificate (PCC). It's a signed form confirming that a qualified professional visited a new or converted home while it was being built, and that they stand behind what they saw.

You may see it called any of these, and they all mean the same thing:

• Architect's certificate, the name most solicitors and buyers still use.
• CML certificate, after the Council of Mortgage Lenders, which produced the form. That body has since become part of UK Finance.
• Professional Consultant's Certificate or PCC, the current name.

So if you've been asked for one, the name doesn't mean an architect has to be involved. It means your lender or solicitor wants this kind of certificate.

Why you've been asked for one

The UK Finance Mortgage Lenders' Handbook says lenders will generally only lend on a newly built, converted or renovated home where it's covered by a warranty scheme or a PCC. Your solicitor is usually asking because the lender's instructions say so. It normally comes up when:

• You're buying a new or recently converted home.
• You're selling one, and your buyer's solicitor asks what cover it has.
• You're remortgaging, or taking a mortgage on a home you've built.

It's a lender requirement, not a legal one. The Handbook is also voluntary, so not every lender uses it, and those who do can add rules of their own. Always check exactly what your lender wants. Our PCC for a mortgage guide lists the questions to ask.

What the certificate confirms

UK Finance says the certificate confirms four things about the professional who signs it:

1. They visited the property during construction to check its progress, and that it matched the drawings approved under the Building Regulations and those issued under the building contract.
2. They will remain liable to the first buyers and their lender, and to later buyers and lenders, for 6 years from the date of the certificate.
3. They have suitable experience of designing or monitoring the building or conversion of homes.
4. They will keep professional indemnity insurance in force to cover what they've taken on.

There are separate versions of the form for England and Wales, Scotland, Northern Ireland and the Isle of Man, so it needs to be the right one for where the home is.

Who can sign an architect's certificate?

Despite the name, it doesn't have to be an architect. The Handbook lists the professional bodies the consultant must belong to, and gives a fellow or associate of the Royal Institution of Chartered Surveyors as its own example. In practice a certificate is usually signed by a chartered surveyor, architect or structural engineer.

The catch is that lenders can be stricter than the Handbook, and some only accept certain professionals. Before anyone is instructed, ask your lender or solicitor whether they have a preference, and check the answer in writing.

Why your architect may not be able to sign

This surprises a lot of people. The architect who drew your plans won't always be able to sign, and it isn't awkwardness on their part. The certificate is a personal confirmation, so they may decline if:

• They didn't visit during the build. Drawing the plans isn't enough. The form confirms visits during construction, and they can't confirm what they didn't see.
• Their job ended at planning. Many architects are only appointed for the design and planning stages.
• They don't want the liability. Signing makes them answerable to buyers and lenders for years, and they need insurance in place to cover it.

If that's where you are, a different qualified consultant can take this on, and it's best done as early in the build as possible.

If the home is already finished

The same form can't simply be signed after the event by someone who never saw the work. There may still be a route, known as a retrospective PCC, which relies on evidence such as drawings, dated photos and Building Control records, along with an inspection of the home.

Be careful here, because some lenders won't accept a certificate from a consultant who didn't monitor the build from the start. Ask your lender or solicitor before you spend any money. If a certificate isn't the answer, our guide to homes with no structural warranty covers your other options.

Is it the same as a Building Control certificate?

No. A Building Control completion certificate shows the work was signed off under the Building Regulations. An architect's certificate comes from a professional who monitored the build and accepts liability for it. Lenders normally expect to see both.

It isn't an insurance policy either. If you're weighing it against an insurance-backed warranty, read PCC or structural warranty first.

What to do next

1. Ask your solicitor or lender exactly what they need, and whether they want the UK Finance form.
2. Ask who they'll accept as the signatory.
3. Gather your drawings, Building Control paperwork and any photos of the build.
4. Send them to us with the address and the stage you're at.

We'll tell you what's possible and give you a fixed quote before you commit.

Get a free quote