What is a Listed Building?

A listed building is considered to be of national historical or architectural interest. The building will appear on a national register overseen by Historic England, a government body supported by the department of Culture, Media and Sport (DCMS). All properties built before 1700 are listed, as are the majority built between 1700 and 1840. Sometimes modern buildings are listed if they are considered to be of special interest. The early modernist round house, built in 1932 by Tecton and company to house the gorillas at London Zoo is just one example. You can find information about the grade of listing assigned to your house and sometimes further details about the features that make it special by searching the list online https://historicengland.org.uk/listing/the-list/

Types of Listing

Grade 1 listed properties are of ‘exceptional interest’. They only make up 2.2% of the listed buildings in England.

Grade II* these properties are important and considered to be of more than special interest. They comprise 5.8% of the list.

Grade II  buildings are judged to be of special interest and make up the majority of buildings on the listed register at 92%. They are the most likely grade of listing for a home owner.

Listing covers the whole building both inside and out. It sometimes includes later additions and even the curtilage or land on which the house stands. Listing varies from property to property you will need to establish exactly what is included in the listing.

To buy or not to buy?

 If the word listed as has not sent you scurrying for the hills, research will be key to deciding if the property really is for you. Once you have established the grade and nature of the listing pertaining to your house, it is a good idea to engage the services of a building surveyor who specialises in historic properties. Problems with building fabric are not always apparent and a specialist will know what kind of issues there might be and where to look for them. Listed buildings are not frozen in time, there may be additions and alterations that are later than the original build date of the house. You must check that any changes carried out in the recent past were made with the appropriate planning consent. If they were not, you, as the new owner and not the previous owner, may be liable for putting things back as they were.

Living in a Listed Home

Assuming that the house is sound you will need to think about the implications of living in a listed building. In order to protect the special historical and architectural importance of the property, most proposed changes will be subject to listed building consent. The first step is always to talk to the Conservation Officer at your local planning authority, they will provide advice on whether a scheme is likely to succeed and suggest amendments if necessary. Permission to undertake work on the house can take a little longer than a standard application because of the special nature of the property. Grants are available from Historic England for certain types of work.

Maintenance

Most older homes, listed and otherwise require regular maintenance in order to avoid expensive repairs further down the line. Historic England suggest setting up a maintenance plan using the maintenance checklist available on their website. The most fundamental issue for any home is keeping it dry and free from damp. A maintenance plan will help to identify weak points, like hidden roof gullies and then ensure that they are checked regularly and systematically.

Renovating Your Listed House

Consent may be required depending on the extent and nature of the proposed renovation and whether the work impacts on the architectural or historic character of the house. Specialist trades people such as conservation builders who will use traditional methods and materials to repair the building will most likely be required to undertake the work. This can impact on project costs.

Energy efficiency

Improving energy efficiency in a listed building is possible and larger scale works are often carried out at the same time as other repair or restoration work to minimise cost. Some simple improvements such as draft proofing doors and windows are unlikely require special permission but planning permission and or listed building consent is likely to be needed for measures involving replacement or structural work to windows or walls.  Since 2013 listed buildings have been exempt from the requirement for an Energy Performance Certificate if efficiency improvements would unacceptably alter the character or appearance of the property.

Insurance

It is vital that you select a specialist policy that will cover the full cost of repairing the property and one that recognises the particular planning, trades and materials that would be required to restore the house. Ultimately, if a claim needs to be made it is the local councils Conservation Officer who may have the final word.

The Rewards

If you have not been deterred by the challenges, the rewards can be tangible. Owning a listed property makes you the custodian of a piece of English history. It provides the pleasure and privilege of living in a home full of character that has already stood the test of time. Many listed homes are in appealing locations and typically appreciate in value more than other properties making them a good long-term investment. There are pros and cons to every kind of property ownership and there is always a balance to be struck but there is no reason why, a well maintained and sympathetically restored listed home, should not be up to the rigours of modern living in the same way as any other property.