Temporary works are the unsung heroes of construction. They make permanent works possible—supporting excavations, holding up formwork, providing access, and keeping people safe while the job gets done. But because temporary works are often bespoke, time-sensitive, and exposed to changing site conditions, they can also be a major source of claims.
This guide explains what Temporary Works Insurance is, what it typically covers, where it sits within construction insurance, and how UK contractors, developers, and specialist subcontractors can reduce risk and avoid costly gaps in cover.
Temporary works are engineered solutions used to support or enable construction of the permanent works. They are designed to be removed once their purpose is complete.
Common examples include:
Formwork and falsework (shuttering, props, soffit systems)
Scaffolding and access platforms
Temporary propping and shoring
Excavation support (sheet piling, trench boxes, ground anchors)
Temporary works for demolition support
Temporary bridges and access roads
Temporary cofferdams and dewatering systems
Temporary edge protection and safety systems
Temporary works for lifting operations (crane mats, outrigger pads)
Temporary works can be simple and off-the-shelf, or highly engineered and project-specific. The more bespoke the design and the higher the loads involved, the greater the insurance exposure.
“Temporary Works Insurance” isn’t always a standalone policy. In the UK, it’s most commonly provided as part of a broader construction insurance arrangement—typically:
Contractors’ All Risks (CAR) insurance
Erection All Risks (EAR) insurance (for mechanical/electrical installation-heavy projects)
Project-specific “all risks” policies arranged by a principal contractor or developer
The key point: you’re insuring the temporary works against physical loss or damage during the period they are in use on site.
Depending on the contract structure, temporary works may be insured by:
The principal contractor (under a project policy)
A subcontractor (under their annual CAR/CPL package)
The employer/developer (under an owner-controlled insurance programme)
Temporary works are exposed to a unique mix of hazards:
Rapid programme changes and last-minute design amendments
Variable ground conditions and unforeseen obstructions
Weather exposure (wind loading, heavy rain, flooding, freeze/thaw)
Human factors (installation errors, inadequate inspections, unauthorised alterations)
Interface risk (multiple trades working around the temporary works)
High consequence failures (collapse can injure people and damage permanent works)
A temporary works failure can trigger multiple claim types at once: property damage, business interruption/delay, third-party liability, and sometimes professional negligence allegations.
Cover varies by insurer and wording, but under a well-structured CAR/EAR policy, temporary works cover may include:
If temporary works are damaged by an insured peril (for example, storm, flood, impact, collapse, theft, vandalism), the policy may pay for repair or replacement.
Some wordings include collapse as a covered peril, but collapse can be restricted or subject to conditions—especially where design, workmanship, or installation issues are involved.
Depending on wording, you may also see cover for:
Debris removal
Expediting expenses (overtime, express delivery)
Professional fees (engineers, surveyors) related to reinstatement
Some policies differentiate between:
Temporary works erected and in use on site
Temporary works stored on site
Temporary works in transit
If you hire in formwork/scaffold systems, you’ll want to confirm whether hired-in plant is covered and under what section.
This is where many claims disputes happen. Common exclusions or limitations include:
Insurers often exclude the cost of rectifying the defective part itself. Some policies may still cover resulting damage to other property.
Example: If a temporary propping design is wrong, the cost to redesign/replace the prop system may be excluded, but damage to adjacent permanent works caused by the collapse might be covered—subject to wording.
Temporary works components can be reused across projects. Insurers may exclude deterioration, corrosion, or wear and tear.
If equipment is knowingly used in an unsafe condition, cover can be jeopardised.
Theft cover may require secure storage, fencing, alarms, or other minimum protections.
Delay in Start-Up (DSU) / Advanced Loss of Profits (ALOP) is a separate cover. If a temporary works failure delays completion, the CAR policy may pay for physical damage but not the financial consequences unless DSU/ALOP is in place.
Temporary works insurance (within CAR) is about damage to the works (your property exposure). Liability insurance is about injury or damage to others.
A temporary works incident can trigger:
Employers’ Liability (injury to employees)
Public Liability (injury to third parties, damage to third-party property)
Professional Indemnity (allegations of negligent design/specification, often relevant where a contractor designs temporary works)
A robust construction insurance programme typically combines:
CAR/EAR (works and materials)
Public & Products Liability
Employers’ Liability
Professional Indemnity (where design responsibility exists)
Plant & hired-in plant cover
Environmental impairment / pollution cover (where needed)
DSU/ALOP (for delay-related losses)
Temporary works exposure exists across most construction roles, including:
Groundworks and civil engineering contractors
RC frame contractors (formwork/falsework heavy)
Demolition contractors
Scaffolding contractors
Principal contractors managing multi-trade sites
Developers and design & build firms
Specialist subcontractors (temporary propping, façade retention, basements)
If you’re contractually responsible for temporary works design, installation, or inspection, you should assume insurers will scrutinise your controls and competence.
Many UK construction contracts (including JCT and NEC forms) set out insurance responsibilities. Employers may require evidence that:
Temporary works are included within the CAR policy
The sum insured is adequate (including materials on site)
The policy includes the correct “principal” and “contract works” definitions
Subcontractors carry their own liability and (where relevant) professional indemnity
If the contract says the main contractor must insure temporary works, but the contractor’s policy excludes them (or limits them), you can end up with a costly uninsured exposure.
To place temporary works cover smoothly (and at a sensible premium), expect questions like:
What types of temporary works do you use (formwork, shoring, scaffolding, basements)?
Maximum height/depth/loadings (e.g., excavation depth, falsework height)
Are temporary works designed in-house or by a specialist engineer?
Who is the Temporary Works Coordinator (TWC) and Temporary Works Supervisor (TWS)?
Do you follow BS 5975 (temporary works procedures)?
Are designs independently checked (Category checks, peer review)?
How are changes controlled (permit to load/strike, change management)?
Any history of collapse, near misses, or HSE enforcement?
Are works in flood zones, coastal areas, or exposed sites?
What security is in place for theft/vandalism?
The more complex the temporary works, the more important it is to demonstrate strong governance.
Insurers like evidence of disciplined temporary works management. Practical steps include:
A documented process helps show that temporary works are planned, designed, checked, installed, inspected, and removed safely.
Temporary Works Coordinator (TWC)
Temporary Works Supervisor (TWS)
Make sure responsibilities are clear across contractor/subcontractor boundaries.
Use appropriate checking categories and keep records. Where designs are complex, independent checking is critical.
Temporary works often fail after “small” changes—moving a prop, cutting a tie, altering loads, or striking too early.
Regular inspections, especially after:
High winds
Heavy rainfall/flooding
Concrete pours
Impact events
Significant programme changes
Coordinate multiple trades so nobody alters or overloads temporary works without approval.
Consider wind loading, drainage, dewatering, and ground movement. If you’re working in winter conditions, include freeze/thaw and ice risks.
Best for contractors managing multiple projects. It can be efficient, but you must confirm:
Territorial limits (UK only vs wider)
Maximum contract value
Maximum temporary works value (if sub-limited)
Any height/depth restrictions
Often used for larger or higher-risk projects. Advantages include:
Tailored sums insured and extensions
Clear allocation of responsibilities across parties
Potentially better alignment with contract requirements
For complex basements, demolition, or high-rise work, project-specific cover can be a safer fit.
Assuming temporary works are automatically included (they may be excluded or sub-limited)
Underinsuring the value of temporary works (especially bespoke formwork/shoring)
Not declaring high-risk activities (deep excavations, façade retention, demolition support)
No professional indemnity where design responsibility exists
Confusion over hired-in plant vs contract works
No DSU/ALOP cover where delay costs could be catastrophic
A falsework system fails mid-pour, damaging reinforcement, shuttering, and partially completed permanent works.
Potential claims:
CAR: damage to works and temporary works (subject to design/workmanship exclusions)
Public/Employers Liability: injury claims
PI: allegations of negligent temporary works design/checking
DSU/ALOP: delay costs (if purchased)
Heavy rain overwhelms drainage, causing ground movement and damage to sheet piling and adjacent property.
Potential claims:
CAR: damage to temporary works (if flood is insured and conditions met)
Public Liability: third-party property damage
Environmental cover: pollution clean-up (if contaminated run-off occurs)
Materials are stolen overnight.
Potential claims:
CAR: theft cover may apply if security conditions are met
Hired-in plant cover: if the scaffold is hired and responsibility sits with you
Temporary works risk is technical. You want an insurer that understands construction exposures and a broker who can translate your operations into a clear risk presentation.
A good placement process typically includes:
A clear statement of your temporary works procedure
Typical and maximum values of temporary works
Project types and risk profile (heights, depths, basements, demolition)
Claims history and lessons learned
Evidence of competence (qualifications, training, audits)
Not exactly. Temporary works cover is usually an extension or included element within a Contractors’ All Risks policy. CAR is broader and covers the contract works, materials, and sometimes plant/hired-in items.
If you design, specify, or approve temporary works (or you have design responsibility under contract), Professional Indemnity is strongly recommended. CAR covers physical damage; PI addresses negligence allegations.
Sometimes, but not always. You may need hired-in plant cover or a specific extension. Always confirm whether hired equipment is treated as “contract works,” “plant,” or excluded.
It can, but collapse is often restricted or tied to compliance with procedures and design checks. The wording matters.
It should reflect the maximum value of temporary works at risk at any one time on a project (including bespoke elements). Underinsuring can lead to reduced claim payments.
Most policies exclude the cost of rectifying defective workmanship/design itself, but may cover resulting damage to other insured property. The exact outcome depends on the policy wording.
Not usually. Delay-related financial losses are typically covered under DSU/ALOP, which is separate.
Temporary works are often where construction risk concentrates: high loads, changing conditions, and tight programmes. The right insurance is essential—but it’s only effective when paired with strong temporary works management.
If you want, share the types of projects you’re targeting (e.g., basements, RC frames, groundworks, demolition, scaffolding) and whether you place annual or project-specific cover—then I can tailor the blog to your ideal customer and add a stronger call-to-action for Insure24.
Need Temporary Works Insurance advice or a quote?Speak to Insure24 about Contractors’ All Risks, liability, and specialist construction insurance arranged for your project and risk profile.
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