Owning a listed building is both a privilege and a responsibility. These structures, which are steeped in history and significance, require constant care. Whether you are new to owning a listed building, or are looking for ways to better care for you property, here are some essential tips for owning a listed building.
[If you're considering purchasing a listed building, but don't know where to start, you're in the wrong place! Go check out our previous blog post, dedicated to buying and selling a listed building].
1. Understand the Classification of Your Building
The first and most important step in owning a listed building is to understand the classification of your building. As explored in our previous blog posts on this topic, listed buildings are nationally protected heritage assets in the United Kingdom. There are around 500,000 listed buildings in the UK. All listed buildings are recorded on The National Heritage List for England; a free and easily accessible database that can be used to discover listed buildings and their grading. Listed buildings are categorised into one of three tiers of protection, as defined by Historic England. The grades are tiered according to the asset's special architectural and historic interest - something which is assessed based on a variety of complex factors.
Grade I listed buildings are deemed to be of 'exceptional interest', meaning that only 2.5% of listed buildings in the UK merit this listing. Notable examples include: Buckingham Palace, St Paul's Cathedral and The Royal Albert Hall.
Grade II* listed buildings are defined as 'particularly important buildings of more than special interest'; only 5.8% of listed buildings in the UK have obtained this listing. Notable examples include: Battersea Power Station, Liverpool Metropolitan Cathedral and the Cleveland Bridge.
Grade II listed buildings are deemed of 'special interest'. As such, 91.7% of all listed buildings have obtained this listing grade which is the most common type of designation for historic buildings in the UK. Notable examples include: BT Communication Tower, Abbey Road Studios and the Birmingham Back to Backs.
Knowing your building's status helps you grasp the extent of protection and the type of consent required for alterations.
2. Always Obtain Listed Building Consent
Much like any other structure, listed buildings must be protected and maintained to ensure that they can be appreciated and enjoyed by generations to come. Consequently, should you decide to alter your listed building, or even just carry out basic repair works, you will need to apply for, and obtain listed building consent from your local planning authority first. Following submission of the planning application, the local planning authority will consider whether the proposed works would adversely affect the character, significance, and appearance of the listed building, as well as whether the works are necessary to ensure proper maintenance and preservation of the building. There are a few things that you can technically do without consent from the local planning authority, such as repairing your Grade II listed home using like-for-like materials. However, it is always safest to check with the local authority first and/or to appoint a suitable heritage consultant to assist you, as even small fixtures and fittings may be included in the listing.
Alterations that you will require listed building consent for include (but are not limited to):
Removing, inserting or replacing windows and doors.
Painting a building and erecting new signage.
Replacing a roof or undertaking repairs.
Adding solar panels.
Adding an extension, porch or conservatory.
Erecting any ancillary building within the vicinity of the listed building.
Erecting a new gate, fence or wall within the vicinity of the listed building.
Exposing original timbers or brickwork.
Failure to consult the local planning authority is a criminal offence and should you undertake works without planning permission, you may receive a fine or be faced with legal action, and even imprisonment. You would also be liable for a listed building enforcement notice, which would allow the local planning authority to impose the reversal of any work that was carried out illegally. As the homeowner, you would also be responsible for financing the work to change the house back to its original condition.
3. Consult with Experts
When undertaking works, whether these comprise remedial repair works, or larger renovation projects, engagement with heritage professionals is key. The expertise of consultants, architects, and conservation officers is invaluable, particularly in navigating the complexities of maintaining or restoring historic buildings. Such professionals can provide guidance on suitable materials, specialists to undertake the work, and the wider planning application process. If you've recently purchased a listing building, and are not sure what a heritage consultant is and why you might need one, check out our previous blog post which explores this in more detail.
4. Use Authentic Materials
Where repairs are necessary, using materials that match the original as closely as possible is always recommended. The use of authentic, traditional materials helps to retain the character of historic buildings and in turn, supports traditional industries and vital craft skills. Indeed, whatever material is chosen must be compatible with the existing fabric, both in terms of its appearance and physical properties. Consideration should also be given to durability.
5. Regular Maintenance
Just as with any other home, regular upkeep of historic buildings is crucial. Small issues, if left unattended, can lead to significant damage. Conducting frequent inspections, to check for damp, structural movement or deterioration is advisable. Indeed, preventative maintenance helps preserve the building's integrity and reduces the need for extensive repairs further down the line.
6. Keep Records
Document any work completed on the property, through photographs or written records. Keeping detailed records not only helps track the buildings condition but also proves useful when seeking permission for future works. Historical records are invaluable for understanding past interventions and planning future ones.
7. Be Energy Conscious
Improving the energy efficiency of a listed building can be challenging, and feel like a daunting process, especially with the ever increasing pressure of EPC ratings, but it isn't impossible. In the words of the of the great Carl Elefante, former president of the American Institute of Architects:
“The greenest building is the one that already exists”.
Look for sympathetic solutions such as secondary glazing, draft proofing, and upgrading insulation without compromising the building's character. Renewable energy sources, such as solar panels and heat pumps are an option if installed sensitively. Discussing your options with an energy specialist or heritage consultant is always worthwhile, particularly as they may be able to assist you with accessing grants or securing other funding.
8. Respect the Building's History
Every listed building has a story. Respect its historical and architectural significance by avoiding unnecessary modifications and change of use of the space that will detract from the buildings character.
9. Join a Listed Building Homeowners Group
Owning a listed building can be a daunting prospect, with homeowners left feeling like there is little independent support available to guide them on matters relating to planning, maintenance, appointment of specialist suppliers and tradespeople, as well as lawyers and insurers. By joining groups such as the Listed Property Owners' Club, you can gain a wealth of practical, independent help to assist you with all the decisions you have to take at every stage of your ownership.
10. Plan for the Long Term
Think long term when it comes to repair and maintenance. Whilst quick fixes might solve immediate problems, they could lead to more significant issues later down the line. Invest in quality work, that will ensure the longevity of the building.
Looking after a listed building is crucial for many reasons. If you have a question about owning a listed building, or require further guidance, feel free to get in touch.
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