If a property is Grade II listed, it means the building has particular historic and/or architectural significance, may be located in a conservation area and is subject to regulations which protect its unique character and preservation.
These regulations govern what you can and can’t do to a listed building, both externally and internally. Failure to comply is a criminal offence and can result in listed building enforcement notice, severe penalties and even prison. However, you can still make some alterations to a Grade II listed building, but this must be done with the explicit, written, consent of your local authority who will consider the buildings function, condition, and viability against their historical significance.
About 91.7% of all listed buildings are in this class, so it is likely that your home falls into this category if it is a listed building. Thankfully, the rules and regulations are a lot less rigorous than they would be for a Grade I listed property.
When, and for what types of work, do you need consent?
You can usually undertake general maintenance and repairs to your property without obtaining prior consent providing it’s done carefully and is in keeping with existing materials.
However, most original fittings and even the plants in the garden can be covered by listed building regulations. If you are in any doubt, or plan to change the building’s appearance significantly, speak to your local authority before making any alterations, taking the following areas into account.
1. Repairs
If the repairs will affect the character of your property, you’ll most likely need to get written consent before you proceed. However, if you are using like-for-like materials, you may not need consent when it comes to minor cosmetic work such as a small paint job, sensitive repairs to sash windows, or replacing modern kitchen fittings. Either way, it’s best to seek advice from the local authorities to be on the safe side.
2. Internal alterations
The listed building status applies to your entire property – inside and outside! Don’t be fooled into thinking that you are immune to the rules because your local authority cannot see the alterations. If you plan to change the layout of the property, remove walls, expose timber or brickwork, install double glazing, remove, or even rebuild internal features (such as panelling or fireplaces) – you must obtain written consent first.
3. Window regulations
Changing the window detailing, removing, or replacing historical glass panes, and changing the timber used in the original construction can considerably alter how your property looks – and these modification are therefore all subject to listed building regulations.
This can be tricky for you as a homeowner, since you’ll want to ensure your property meets modern energy efficiency standards, by replacing dilapidated frames or swapping the draughty single window panes for double glazing. Before undertaking any of these changes though, you must get written consent – a tricky but not impossible task.
Historical England states that for windows, repair is preferable to replacement – and if you can, you should use original materials and designs to retain the authenticity of the property.
If you are thinking about double glazing, it is almost inevitable that you will have to find an alternative such as secondary glazing – since it can be very complicated to match the original window design, especially if there is stained glass involved.
4. Renovations & extensions
Every aspect of a renovation or extension will require written consent, so it is worth consulting with the authorities from the outset. Professional advice from an architect can also be extremely useful. You should look into the history of the building too, as this might assist with your design decisions and planning application.
Obtaining consent is not a speedy process – you will need a very detailed plan to convince the authorities that your changes will not only preserve the original character but enhance its value and preserve its heritage.
What else do you need to consider?
There are a few more variables which can affect the timeliness of the process – including where you are in the UK, which jurisdiction your building falls under, and if your property is surrounded by other listed buildings.
If you have any doubts about what is and is not permissible it is always best to err on the side of caution and seek professional advice. You should also ensure that you have comprehensive and appropriate insurance to cover renovation and extensions to your building should anything go awry.
Once consent for your proposed work has been granted, you are obliged to pay a listed building consent fee. The amount varies depending on the size and scale of your project. It’s helpful to investigate all these costs if you are considering renovations to a listed building, so that they don’t come as an unwelcome additional extra down the line.
The Listed Property Owners’ Club (LPOC) was established to support owners of listed properties and Historic England produces the free Listed Property Owners Guide. It is also always worth seeing if there are any local or national grants available for repairs to historic buildings since their maintenance is not a cheap undertaking!
