Help & Advice

Listed Buildings are complex and often misunderstood. The following information answers common questions. Our goal is to simplify the subject and help you understand some of the basics so you can have a conversation with us about your project.

Listed building topics made simple
What is a listed building? A listed building is a structure of particular architectural and/or historic interest deserving special protection. Listing marks and celebrates a building's special architectural and historic interest and also brings it under the consideration of the planning system so that it can be protected for future generations. The older a building is, and the fewer the surviving examples of its kind, the more likely it is to be listed. The general principle is that all buildings built before 1700 that survived in anything like their original condition are likely to be listed, as are most buildings constructed between 1700 and 1850. Meticulous selection is required for buildings from the post-1945 period. Buildings under 30 years old are generally not considered to be of special architectural or historic interest because they have yet to stand the test of time. Listed buildings are graded to show their relative importance. The three grades of listing are: Grade I: Buildings of exceptional interest (only 2.5% of listed buildings) Grade II*: Grade II buildings of particular importance (5.8% of listed buildings) Grade II: Buildings of special interest that warrant every effort to preserve (91.7% of all listed buildings). Historic England manages a 'statutory list of buildings of special architectural or historic interest'. It is the government's statutory advisor, not to be confused with English Heritage, which, as a charity, manages a portfolio of historic properties. Buildings are listed so that their particular qualities can be legally protected. When a building is listed, the owner becomes a custodian of part of the nation’s heritage, entrusted with preserving it for future generations. If you want to find out if your property is listed, you can search the National Heritage List for England (NHLE).
How and why does a building get listed? Buildings in the UK are listed for their special architectural or historic interest, which may include their design, decoration, craftsmanship, and association with significant people or events. The criteria for listing include age and rarity, aesthetic merits, selectivity, and national interest. Buildings constructed before 1700 that retain their original features are likely to be listed, while those built after 1945 must be of definite architectural quality and under threat to be considered for listing. Listed buildings are categorised into grades based on significance, with Grade I being the highest and Grade II being the lowest. In England and Wales, Grade II* buildings are particularly important, and Grade II buildings are of special interest. Listed building consent is required for any demolition, alteration, or extension to a listed building in the UK, and it is a criminal offence to carry out such work without first securing consent from the local planning authority. The listing protection applies to the entire building, including the interior, fixtures, fittings, and objects within the curtilage, even if they are not fixed. De-listing is possible but rare, and emergency measures can be taken to protect buildings at risk of demolition or alteration that could affect their historic character.
What is listed building consent, and do you need it? Listed Building Consent (LBC) is a legal requirement for alterations, extensions, or demolition of a listed building in the UK. Listed buildings are structures of particular architectural or historic interest placed on statutory lists maintained by Historic England. LBC ensures that any changes to listed buildings are appropriate and sympathetic to their character, helping to protect a rare and unique resource. The consent process is similar to the planning permission process, and it is a criminal offence to carry out work without LBC. The whole building, including its interior, fixtures, fittings, and objects within the curtilage, is designated for protection, not just the exterior or main elevation. This doesn’t mean that every part of the building is of equal significance or ‘specialness’. We will discuss your project with you and make sense of your building. LBC is required for even relatively minor new work, such as replacing an external door or guttering. Owners are often required to use specific materials or techniques when altering listed buildings, and they may face criminal prosecution if they fail to maintain or repair them, or if they perform unauthorised work.
You can perform ordinary maintenance and basic repair to a listed building without obtaining listed building consent, as long as they are carried out using traditional materials and techniques on a ‘like-for-like’ basis in design, material, and finish terms. However, suppose you plan to alter, extend, or demolish a listed building in a way that affects its character or appearance as a building of special architectural or historic interest, or even demolish it. In that case, you must first apply for Listed Building Consent (LBC) from your Local Planning Authority (LPA). You should check with your LPA conservation officer whether or not consent will be needed for what you plan to do, and get an outline of what might be acceptable. We recommend a pre-app consultation with the LPA conservation officer to ensure a smooth process. Unauthorised works on a listed building are a criminal offence, and the LPA can insist that all work carried out without consent be reversed. An owner will have trouble selling a property that has not been granted LBC for work carried out. You probably won’t need consent if you’re replacing old materials with new ones on a ‘like-for-like’ basis, and the repair work doesn’t affect the building's character. However, it would be wise to check with the LPA before making repairs.
Understanding Listed Building Offences and Enforcement Engaging in the following actions without obtaining listed building consent constitutes a criminal offence: demolishing a listed building, altering or extending it in a way that impacts its special architectural or historic character. This legal requirement applies to both the individuals carrying out the work and those instructing them. Violating these regulations can result in significant fines and/or imprisonment. In cases where works are carried out without consent, enforcement measures may be taken to restore the building to its original state and ensure compliance with the conditions specified in the listed building consent. Listed building enforcement actions can be pursued without a time limit, emphasising the importance of adhering to regulatory procedures. Failure to obtain consent often arises in property transactions, potentially impeding the sale until unauthorised alterations are rectified. Photo of decorating Purchasing a property with unauthorised works may expose you to liability for any associated listed building enforcement actions. Addressing these issues promptly is essential to avoid complications and ensure compliance with preservation regulations. What is unauthorised work? Unauthorised work refers to any alterations or construction done on a listed building without the necessary listed building consent or planning permission. This includes activities such as window repairs, repointing bricks, installing new kitchens, or creating new rooms after the building has been officially listed. Obtaining the appropriate permissions before modifying a listed property is crucial to avoid legal issues and potential damage to the structure's historical significance. What are the repercussions of not seeking listed building consent and planning permission? Engaging in alterations to a listed building without obtaining the necessary consent is considered a criminal offence that can significantly impact the building's historic character. The potential consequences include a maximum penalty of two years imprisonment or an unlimited fine. Failing to comply with conditions specified in a listed building consent is also an offence. To navigate these legal complexities and preserve the integrity of a listed property, it is advisable to collaborate with professionals such as architects, builders, or tradespeople experienced in working on listed buildings. These experts possess knowledge of appropriate materials and understand the legal obligations regarding obtaining consent, ensuring a compliant and respectful approach to any modifications. Who is responsible for the offence? The responsibility for the offence lies with both the individual who physically carried out the unauthorised works and anyone who instigated or instructed the work to proceed. Upon purchasing a listed property, any unauthorised modifications conducted by previous owners become the responsibility of the new owners. Enforcement actions can be taken without a time limit, potentially necessitating the reversal of alterations that do not comply with regulations. Conducting thorough due diligence and seeking professional guidance is vital to ensuring full compliance with legal requirements regarding listed buildings. Is it possible to seek retrospective consent? Retrospective consent, also known as obtaining approval for works after completion, is a viable option for existing modifications that initially required listed building consent. Property owners sometimes discover unauthorised alterations while applying for listed building consent. In such cases, we can provide valuable guidance on navigating the situation. From identifying the work that necessitated consent to initiating discussions with the Local Planning Authority, we can assist in finding a resolution that aligns with regulatory requirements and preserves the property's historic integrity. It is always best practice to apply for listed building consent before work commences on the property. By securing the necessary approvals in advance, owners can ensure regulatory compliance, safeguard the building's historical significance, and avoid legal complications or financial penalties associated with retrospective consent applications. What should I do if unauthorised works are discovered in a listed property I intend to purchase? When encountering unauthorised modifications by previous owners in a listed property you are considering buying, it is crucial to assess the potential liabilities before proceeding with the purchase. The impact may be manageable for minor alterations like a substandard window replacement as it could align with your renovation plans. However, significant changes such as unapproved extensions or conservatories pose more severe implications. Proceeding without addressing these issues could lead to difficulties in future property transactions. To mitigate risks, options include reversing the alteration if feasible or seeking retrospective consent by yourself or the seller. Only after obtaining retrospective consent can you confidently proceed with the purchase. It is advisable to calculate the costs of obtaining consent and reversing any unauthorised work when determining your offer for the property, ensuring a comprehensive understanding of the financial implications of rectifying the situation. How can I safeguard against unauthorised works by previous property owners? Conducting thorough investigations with the assistance of your surveyor and solicitor during the purchase process to ensure all alterations have the necessary consent can mitigate the risk of unauthorised works. Additionally, household insurance policies are available that cover the cost of rectifying unapproved alterations discovered post-purchase. If you were unaware of these modifications before obtaining the insurance, and a previous owner executed them, you can avoid bearing the financial burden of correcting these issues. This insurance protects against unforeseen liabilities related to unauthorised works on the property. What does a listed building enforcement notice entail? A listed building enforcement notice is an official notification issued by the local planning authority to the property owner or any involved party with an interest in the building. This notice addresses and rectifies any unauthorised works on the listed building. Non-compliance with a valid listed building enforcement notice constitutes an offence, potentially resulting in an unlimited fine, considering any financial gains from the infringement. It is important to note that the owner, not the individual who conducted the work, is held accountable for this offence. Owners must either appeal against or comply with a listed building enforcement notice, even if a previous owner carried out the unauthorised works. Considering these implications, it becomes evident why conducting thorough searches during property acquisition or obtaining the necessary consent from the outset is crucial.
Are you thinking of buying a listed building? When purchasing, it's crucial to know that any unauthorised alterations or extensions carried out by previous owners become the new owners' responsibility. If unauthorised work is discovered, you could face fines and be required to cover the cost of any necessary repairs. Uncovering such work can significantly affect early discussions about the property's price, making it essential to be vigilant when purchasing. We can also provide guidance and advice on any future changes or extensions you may wish to make, and where plans may not be feasible, we can suggest alternative solutions. Our deep knowledge of legislation governing listed buildings means the insights provided during surveys are highly valuable. We also undertake measured building surveys to prepare scale drawings of your property. This helps us get to know your building and saves our clients high costs of hiring separate surveyors. We use the latest technology to drive efficiency: 3d laser scanning to produce point cloud surveys, Drones for inspection and monitoring, Precise colour matching of historical materials and colours, and, Damp monitoring. Say goodbye to costly and time-consuming traditional methods. We understand that keeping things in-house keeps the costs down for you.
Appraisal and evaluation play crucial roles in the context of listed buildings. They ensure a smooth project and help avoid pitfalls. Here's why they are essential: Understanding Significance: Appraisal helps identify a listed building's significant historical elements, essential for making informed decisions about alterations or developments. This understanding is vital to ensuring the proposed work respects and preserves the building's historical importance. Impact Assessment: Evaluation assesses the potential impact of proposed changes on a listed building, providing insights into how alterations may affect its historical significance. This process helps determine the implications of any work on the building and guides decision-making to protect its heritage value. Compliance and Consent: Appraisal and evaluation are critical for ensuring compliance with regulations governing listed buildings. They help owners understand the legal requirements, such as obtaining Listed Building Consent before making alterations. Failure to comply can lead to legal consequences, making these assessments essential for a smooth project execution. Preservation of Heritage: By appraising and evaluating a listed building, owners can ensure that any project respects its heritage value and contributes to its preservation. Understanding the building's significance aids in making informed choices that protect its historic integrity and character. Professional Guidance: We undertake these assessments and prefer to involve the conservation officer to provide valuable guidance on how best to approach alterations while safeguarding the building's heritage. Our expertise helps owners navigate complex regulations and makes for a smooth process. In conclusion, appraisal and evaluation are fundamental steps in managing listed buildings. We will guide you toward preserving historical significance, complying with regulations, and executing projects smoothly while avoiding potential pitfalls that could compromise the building's heritage value.
Tired of condensation, mould, draughts, and high heating bills?  Transform your historic windows with vacuum glazing—the solution that preserves your building's character while delivering modern comfort. THE PROBLEM If you own a period property with original single-glazed windows, you know the challenges: Heat Loss Single glazing loses 10x as much heat as modern alternatives, costing you hundreds of pounds annually. Condensation & Mould Cold glass surfaces attract moisture, creating the perfect environment for harmful black mould growth. Health & Comfort Damp, cold rooms create respiratory risks and make your home feel uninviting, especially in winter. Energy Bills Excessive heat loss means your heating system works overtime, driving up energy costs year-round. Noise & Draughts Poor insulation means road noise penetrates easily, and draughts create uncomfortable cold spots. Property Value Poor thermal performance and visible mould reduce your home's market appeal and resale value. And if you live in a listed building, standard double glazing isn't an option-it damages the historic character and fails to secure planning consent. THE SOLUTION Vacuum glazing. Ultra-thin glass that outperforms triple glazing.
Historically, listed buildings have been exempt from the government's mandate to obtain an Energy Performance Certificate when selling or letting a property. Recent regulations now specify that listed buildings are exempt from this requirement if meeting specific minimum energy performance standards would significantly alter their character or appearance. Most clients are uncertain about the impact on a listed building's character; we will discuss your project with you. Balancing energy efficiency improvements with the preservation of listed properties poses a familiar challenge for many owners. Energy efficiency upgrades must respect the building's unique character, often necessitating listed building consent from the local planning authority. Basic measures like draught-proofing and loft insulation can be undertaken independently, while specialised companies offer services such as draught-proofing sash windows or installing sympathetic double-glazing systems. For more extensive projects, we can help ensure that energy-efficiency enhancements are implemented in harmony with the building's historic fabric. As members of the Sustainable Traditional Buildings Alliance (STBA), we can provide you with a bespoke assessment tailored to your property. This will simplify the complex and contradictory regulations and optimise the solutions for your project. While listed buildings are exempt from certain energy performance requirements, it is essential to understand when an EPC is legally required, especially when marketing the property for sale or rent. Compliance with the Minimum Energy Efficiency Standards (MEES) may be required for certain improvements, and understanding these regulations is crucial for owners of listed buildings. We will discuss your project with you. Further information from Historic England can be found here.
The local planning authority does not require a fee to apply for listed building consent. We provide comprehensive guidance to help you throughout the application process, ensuring clarity and support as you navigate the requirements. We recommend you seek pre-application advice from the local planning authority before proceeding with the main application. Seeking pre-application advice is a proactive measure that is highly effective in mitigating risk. We meet on-site, discuss and understand what they are likely to accept and get detailed written feedback and confirmation of the requirements for the main application. By addressing issues at an early stage, we can prevent unnecessary setbacks and ensure a smoother progression, ultimately minimising the risk of costly errors and enhancing the overall success of your project.
Emergency works can be undertaken on a listed building without prior consent if they are urgently necessary for the building's safety, health, or preservation. The emergency works must be limited to the minimum measures immediately required, and it should not be practical to ensure public safety and health or preserve the building through repair or temporary support. Additionally, a written notice justifying the emergency works must be provided to the Local Planning Authority as soon as reasonably practicable. Failure to prove all these mitigating circumstances may lead to prosecution for carrying out unauthorised works.
Generally, VAT relief is unavailable for listed buildings, as the zero-rating VAT on approved listed building alterations was removed in 2012. Work on listed buildings is subject to VAT at the standard rate of 20%. There are some additional circumstances where VAT relief may still be available, such as the conversion of a non-residential property into a dwelling, a domestic property having been empty for two years before work, a 'changed number' conversion, the installation of energy-saving measures, and mobility aids for the over-60s. VAT relief is also available for specific building work related to a disability, including alterations to a home to make it more accessible or functional for a disabled person. This relief applies to VAT-registered contractors who supply and install eligible building materials and goods, such as ramps, doorways, bathrooms, lifts, and preparation or restoration work directly related to the VAT-free work. We encourage you to join the Listed Property Owners' Club for more information. For a small annual fee, members have free access to telephone advice from their VAT adviser to gain further information and advice on whether VAT relief may be possible.
Owners of buildings designated as Grade I or Grade II* by Historic England may be eligible for grants from Historic England. The Heritage Funding Directory, managed by The Heritage Alliance and the Architectural Heritage Fund, is a free guide that provides comprehensive information on financial support for anyone undertaking UK heritage projects. The directory offers around 400 updated listings detailing funding sources, including grants, loans, awards, scholarships, and other resources for heritage initiatives, such as historic buildings, landscapes, parks, museums, and more. The directory caters to individuals interested in repairing, restoring, or repurposing listed historic buildings, scheduled structures, or those located in conservation areas with recognised historical significance. It offers comprehensive information on funding sources for historic buildings and on various regeneration programs that support projects involving historic structures more broadly. Certain works to listed buildings that have received listed building consent may be eligible for a zero VAT rating; however, maintenance or repair is not eligible. Please see our separate advice note for details on VAT.
For owners of listed buildings, we would suggest the following: Regular Maintenance: Ensure routine upkeep to prevent issues and maintain the building's condition. Seek Professional Guidance: Consult experienced and suitably qualified professionals for advice on repairs, alterations or extensions. Listed Building Consent: Obtain necessary permissions before making any changes to the property. Preserve Character: Protect the unique features and historical elements contributing to the building's special interest. Energy Efficiency: Implement basic energy-saving measures, such as fixing guttering, repairing windows, and upgrading heating systems, with proper planning and advice. As members of the STBA, we can provide a bespoke property assessment. Listed Building Insurance: Consider specialist insurance to safeguard your property against unforeseen events and protect its historical value. Preserving a Listed Building, Methods and Benefits: When appropriate methods and materials are employed, efficient maintenance and repair of a listed building can yield time and cost savings. A comprehensive grasp of traditional building techniques is essential for optimal preservation. Regular maintenance is crucial as it reduces the necessity for drastic alterations and helps prevent long-term defects. In the context of listed buildings, repair is always preferred over restoration. A building's unique character often lies in its gentle contours, different textures, and irregularities in walls and rooflines. Improper restoration can compromise these distinctive features, causing details such as tool marks on stone, imperfections in crown glass, and the patina on surfaces to be lost. Unfortunately, many historic elements are inadvertently damaged during renovations due to a lack of understanding or sensitivity toward the building's heritage. By prioritising appropriate maintenance practices and respecting the original characteristics of listed buildings, unnecessary destruction of historical features can be avoided, ensuring their longevity and authenticity.
Client Resources

These links offer further information on a number of topics that clients commonly ask about at an early stage. They cover the basis of our initial consultation service, guidance for owners of listed buildings, the structure of an architectural project, and the relevant duties under CDM.

Initial Consultation T&C’s - explains the consultation service and the terms on which it is offered.

Initial Consultation T&C's

Listed Building FAQs — Historic England guidance for owners of listed buildings.

Listed Building FAQS

RIBA Plan of Work — the standard stages used to structure architectural projects.

RIBA Plan of Work

CDM Regulations — guidance on relevant health and safety duties.

CDM Regulations