What is a listed building? Our Ultimate Guide

There are over half a million listed buildings in England, and many of these are in private ownership. These will be bought and sold like any other property, but what makes these type of buildings so special?

What is a listed building?

A listed building is a building in the UK that is of special architectural or historic interest. Listed status protects buildings from being altered, refurbished or modified in ways that are not in keeping with their character and style, and prevents them from being demolished.

It puts restrictions on their owners and potential buyers, but does not mean that the buildings cannot be changed.

Why are buildings listed?

Buildings are listed for a number of reasons. Age is a major factor – all buildings pre-dating 1700 in the UK automatically have listed status, if enough of the original structure remains. If a building is a rare example of its kind, has aesthetic appeal or represents an innovative style of architecture, it will also have strong claims to be listed. Some modern buildings can be listed for this reason. Buildings of historic interest may be associated with important aspects of the UK’s political, cultural, social, economic or military history, played a significant role in national life or have been associated with important people.

It is not just buildings that can be listed – bridges, parks, gardens, monuments, even telephone boxes, road signs or any kind of permanent structure can be listed.

What is the criteria for listed buildings and how are they graded?

In England and Wales there are three grades – I, II* and II. In Scotland and Northern Ireland the grading system is slightly different – there are A, B and C categories in Scotland, and A, B+, B1 and B2 in Northern Ireland.

Grade I Buildings

In England, Grade I listed buildings are those that have exceptional interest. Of approximately 500,000 listed buildings on the National Heritage List for England, only around 2.5% are Grade I. Examples of Grade I listed buildings include castles, country houses and cathedrals, but a Grade I listed building could be any kind of structure – house, civic building, place of worship or industrial building.

Grade II* Buildings

Grade II* listed buildings are particularly important buildings of more than special interest. Just under 6% of listed buildings in England are in this category. They might have interiors that set them apart from Grade II buildings.

Grade II Buildings

The vast majority of listed buildings fall into Grade II status. These are buildings of special interest – less unique, rare or significant than Grade I or II*, but still deserving of preservation and protection. 91% of the listed buildings in England are Grade II.

How does the listing process work?

Anyone can nominate a building or structure for inclusion on the National Heritage List for England. Submissions are assessed and evaluated by Historic England, which will make a recommendation to the Secretary of State for Culture, Media and Sport. The ultimate decision on listing is made by the Secretary of State, who may seek advice and consultation from heritage experts. A delisting process also operates, where buildings can have listed status removed.

Is my house a listed building, or one I am interested in buying?

If you think a property you are interested in buying is listed, the easiest way to find out is to search the list on the Historic England website. You could also contact your local planning authority, or if you are the property owner, check the legal documents from when you purchased the house.

What you can and can’t you do with listed buildings

If you own a listed building, before making any alterations to its interior or exterior you must apply for Listed Building Consent. The planning department of your local authority will then assess whether consent can be given to the works you wish to undertake. Planning authorities may take advice from heritage experts as well as using their own knowledge of the particular type and style of building. Often there will be an inspection of the building. If Listed Building Consent is given, it will outline what is and what is not allowed in order for the building’s special interest to be maintained.

Works come under a variety of categories, from extensions to repairs and alterations. Some works will be permitted, especially repairs and those that help to preserve the building or rectify damage. But great care will be taken to ensure that all works are in character with the existing style and particular features of the building. If owners make unauthorised alterations to listed buildings, penalties can be severe. Prosecutions have taken place and fines can be very high.

What are some things you should consider if you’re buying or investing in a listed property?

Owning a listed building is both a privilege and a responsibility. Maintaining such a property can be costly. Before buying make sure that you know what condition the building is in, and what might need to be done immediately in terms of repairs or restoration. A Level 3 structural survey will give you a good idea of this.

The purchase price of a listed building will usually take into account the cost of any initial repairs, but owners will be expected to fund any further restoration or maintenance themselves. Think about what you want to do to the property – any modifications or extensions will come under detailed scrutiny when you apply for Listed Building Consent.

Unfortunately owning a listed building does not open too many financial doors. Grants are hard to come by for private owners of listed buildings. You may be able to get a discretionary grant from some local authorities, but generally financial help is reserved for charities and properties on the Heritage At Risk Register.

Let us help with your property search

Whatever kind of property you are looking for, from new build to period to listed, we can help. Pop in to your local branch who will be able to give you the best advice in your property search.