3rd June 2025

Listed Buildings

Owning, buying, or working on a listed building in the UK comes with specific responsibilities and restrictions due to its protected status.

A listed building is one that has been placed on the National Heritage List for England (NHLE) due to its architectural or historic importance. There are three types of listing grades:

  • Grade I: Buildings of exceptional interest (about 2.5% of listings).
  • Grade II*: Particularly important buildings of more than special interest (about 5.5%).
  • Grade II: Buildings of special interest (about 92%).

A Listing covers the entire building, both exterior and interior is protected. Fixtures and fittings may also be covered and sometimes structures within the curtilage (e.g., garden walls, outbuildings) are also listed. It is advisable to read the official listing entry on the NHLE to understand what is protected. You must apply for Listed Building Consent (LBC) from the local Planning Authority before making changes that affect its character. This includes extensions, demolitions, or structural alterations, changes to windows, doors, fireplaces, staircases and sometimes even internal decoration or repairs using inappropriate materials. Planning permission may also be needed in addition to LBC.

You can make changes, but they must be sympathetic and approved. You cannot modernise freely (e.g., replacing sash windows with UPVC is often refused) and you should not start any work without written consent as it is a criminal offence to alter a listed building without it. Like for like repairs using traditional materials and techniques may not need consent, but it is best to check first.

Grants may be available from Historic England or local authorities and some building works may qualify for VAT relief. When taking out insurance, it may be that specialist listed building insurance is required due to higher repair costs and restoration requirements and that any past unapproved alterations are disclosed as this could affect insurability.

If you are looking to buy a Listed Building it is advisable to instruct a specialist surveyor experienced with historic buildings, and to be prepared for higher costs and longer timeframes for renovations.

At Buss Murton Law we have experienced lawyers who can check the existing LBC for any alterations and check that past alterations were carried out with proper consent as well as confirm the planning history and conservation area status (extra rules may apply).

Contact our specialist team at info@bussmurton.co.uk or call 01892 510 222.

Helen Batt

Helen Batt
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