The dos and don'ts of listed building works
Listed properties are known for exuding character, history and beauty. To own a listed building is to become the custodian of a piece of our country’s heritage and as such it is your responsibility to look after it for the duration of your ownership.
There are two common misconceptions regarding listed building maintenance.
The first is that Grade II listed buildings are afforded less protection than Grade II* or Grade I listed buildings. In fact, it is a criminal offence to alter any listed structure without obtaining consent, regardless of their designation.
The second misconception is that the listing only relates to what is detailed in its listing description. The description is for identifying the building and does not provide an exhaustive list of what is protected. The designation of a listed building includes the interior, exterior, the grounds and all that lies within its curtilage at the date of listing. Changes to any of these areas will require Listed Building Consent (LBC). This doesn’t relate only to extensions; replacement windows and doors, new guttering and even repainting the walls in a different colour can require consent.
The good news is that the application for LBC is free and the process is generally straightforward, providing you have engaged the appropriate consultant to compile the required documents. Specialist heritage consultants can be found via the RICS, IHBC or RIBA registers.
The appointment of an experienced heritage consultant and/or designer is key, as they will be familiar with the legal requirements, how traditional materials interlink and the scope of change which can be permitted on a listed building. Your consultant can also advise on the most appropriate contractor to undertake the works – that is, with experience in working on listed buildings.
Here are the key dos and don’ts for those who own and are considering altering a listed building:
Do…
Do not…