A guide for listed building homeowners

1. Buildings are listed at Grade I, II* or II and they are equally protected in the law.

The grade is reflective of the level of historic importance of a building, with Grade I the most important.

Being ‘listed’ protects a building that has been identified as being special, from being demolished or changed in a way that harms what is special about it. There are nearly 400,000 listed buildings in England. There are all sorts of types of buildings that are listed including homes.

All grades of listed buildings are equally protected by law. You can find the official list entry for your building on Historic England’s website.

2. The entire building is covered by the listing, inside and out, though not everything is likely to be of special interest or significance.

Remember that the whole building is listed – internally and externally regardless of the grade of listing or any features mentioned or not mentioned in the list description.  BUT this doesn’t mean that everything is necessarily of special architectural or historic interest, so some alterations may be easier to get consent for.

3. Listed Building Consent is required for any work that alters the building’s character.  

The law restricts works which would affect its character as a building of special architectural or historic interest. In practice this means most alterations/changes will need listed building consent. This includes changes that may affect the way the building functions or original elements, even if you can’t see it or it seems unimportant. Examples might be inserting modern damp proof membranes or replacing cast iron downpipes with plastic.

4. But, changes are possible!

Listing is in place to protect what is special and control change, so this doesn’t mean that change is not possible, just that it needs to preserve what makes the building special. Works such as redecoration, replacement of modern kitchen and bathroom fittings do not normally need listed building consent but any internal layout or structural changes do. Its best to gain confirmation from the council before undertaking any work.

5. Outbuildings might be listed too, even if they are not mentioned in the list description.

This applies if they were built before 1948 and within the building’s ‘curtilage’ – we can advise on this as it’s not always clear!

6. Planning permission may also be needed

This is relevant for any external alterations if the alterations are considered ‘development’; in the same way as with a non-historic building. For example, a proposed extension, new windows or a porch.

7. Maintenance doesn’t need listed building consent, but repairs might do

Keeping gutters clear of debris, making sure downpipes aren’t leaking and maintaining roof coverings saves costs in the longer term. This work doesn’t need listed building consent.

However, if repairs are extensive or do not use the same materials as the existing building, they might need consent. If you’re unsure if what you want to do needs consent or not, then get expert advice or check with your local planning authority. This can be quite a subjective area, so it is always worth getting advice first.

8. Traditionally constructed buildings work in a different way to modern buildings. 

Buildings constructed before 1920 were made with different materials and techniques compared to modern buildings. Using appropriate materials, such as lime mortar instead of cement, is crucial to avoid causing problems. Using architects and builders who are experienced in this type of work can save time and money.

9. Adapting historic buildings for Energy efficiency will help keep them in long term use.

There are options for improving the energy efficiency of a historic house and a wealth of advice and guidance available. So, if you’re concerned about the environment (and energy bills!) there are likely to be sympathetic interventions you will be able to make with listed building consent.

10. Expert advice will ensure new designs preserve the building’s special interest.

Having the right expertise in place at the outset will ensure that the buildings particular special interest is understood, and that any new designs take this into account. The earlier you get advice the more likely you are to reach an acceptable design quickly and avoid abortive design costs.