It’s true, listed buildings come with more rules. Whether you’re thinking of buying one, finding listed building insurance or renovating one, you’re right to do your research first!
Listed buildings have strict regulations surrounding their maintenance, repair and even replacement, but not to make your life harder. These buildings often have historic significance and heaps of character, but what exactly are the rules?
Here are the things you can and can’t do with your listed building…
Why Do Listed Buildings Have More Restrictions?
Listed buildings are all about protecting something called ‘heritage value’. This is when a property is of special historical or architectural significance, and it could be important, interesting or educational for it to be preserved, as is, for future generations.
What we call restrictions are actually more like protection for your building – making sure everything remains authentic, original and safe.
Each property is bewitchingly unique, which is why you will often need special permissions to do work on them. Even if the work seems minor.
Not every listed building has to stick to the same rules, as there are different grading levels:
Grade II – A building of interest that should be preserved.
Grade II* – A building of more than special interest that has to be preserved.
Grade I – A building of national importance that must be preserved (think Buckingham Palace).
So as you can see, depending on the grade level, you’ll have different restrictions. Your property’s individual spellbinding characteristics need to be evaluated on a case-by-case basis to find out what exactly you can and can’t do.
But there are clear guidelines for each grade…
What You CAN Do With Your Listed Building
So you’ve got a listed building, and you’re not sure what you can do without getting planning permission. Here are a few of the things you can do with your special property…
Apply For A Grant To Help With Maintenance
Your listed property is enchanting but probably not invincible. All buildings fall prey to the usual wear and tear, and if you have to spend extra money on particular materials and specialists, then every little bit of financial support helps!
In some cases, you might be eligible to get money that goes towards the maintenance costs of your listed home. Not everyone is entitled to this, and you’re more likely to get support if your building is grade II* (or, in rare cases, grade I, as these buildings are not often owned privately.)
This grant is known as the repair grant since it’s made specifically for listed buildings that are at risk of damage and serious decay without speedy maintenance.
You Can Carry Out Like-For-Like Repairs
Speaking of repairs, you can do some without asking for permission! As long as you’re replacing materials with their exact original match and you’re using the same methods to fix it as were used to build it.
For example, if you had a broken brass door handle, you could replace it with another that matched the original in style and material – but you wouldn’t be able to use a modern steel one.
But for anything bigger like windows, you’d need to get permission from a planning officer to approve your repair plans.
Landscaping That Doesn’t Affect Any Listed Aspects
You can make little tweaks to your garden. Plant new bulbs for the season, trim bushes and mow grass, so long as you’re not altering the character of your listed property.
One thing to be aware of is that some other aspects of your property might be listed aside from the building itself. Things like attached structures and certain landscape features like treelines can be included under the grading protection.
So if in doubt, get permission first, or check the full scope for your property’s listing to find out if there are any other protected aspects to look out for.
Internal Painting And Decorating
Bearing in mind that the whole purpose of listing buildings with National Heritage is to preserve their original characteristics, there’s a lot you can still do.
Painting and decorating internally is something you definitely can do without permission, as long as it doesn’t alter original features. That could mean painting tired white walls a cosy coffee shade or putting up your favourite art pieces.
Of course, the most important thing you can do in a listed building is live in it! And there’s plenty more you can do, just get in touch with your local authority’s planning officer to find out more about your individual restrictions.
What You Can’t Do With Your Listed Building
Your listed home has ancient roots (maybe literally) that need to be protected, so what exactly are you not allowed to do with your listed building? What are the forbidden fixes and rule-breaking repairs? Unfortunately, there isn’t a magic scroll of rules that apply to all listed buildings, but there are some crucial ‘do nots’ like…
Changing Architectural Aspects
Knocking through walls, swapping a pitched roof for a flat roof or replacing all your sash windows with portholes – maybe that last one isn’t a common alteration, but all of these architectural changes are on the ‘do not’ list.
Changing Boundary Walls Or Gates
While you may need to carry out repairs on fencing, walls and gates around the boundary for your listed building, all repairs and maintenance need to be done with permissions and carried out with preservation in mind.
Repointing, Rendering Or Painting Stonework
Grade II listed buildings often used lime mortar for pointing, so make sure you summon up the experts to repoint using authentic methods and materials. This goes hand in hand with rendering or painting over your exterior or interior stonework since stonework is often a special feature in listed buildings.
Get Regular Home Insurance
Your listed building needs listed building insurance to keep you covered through all of the repairs, permissions and decoration.
Normal home insurance won’t be able to cover your listed property, and not telling your insurer that your home is listed will mean you’re simply not protected.
But have no fear, Orwell Insurance is here to provide the specialist listed building insurance your magical home deserves.
As you can imagine, there are quite a few things that you shouldn’t do without permission. But with the proper guidance from your planning officer and Historic England, you can be the guardian of a property treasured by a nation.
Listed Buildings FAQs – Answered
Can I put double glazing in a listed building?
You’ll need to get permission from your local authority planning officer to make any changes to windows. Usually, slightly thicker glass can be used to improve single-pane windows as long as it doesn’t alter the appearance. But check with your planning officer first!
Can I remove a stud wall in a listed building?
Removing walls in your listed building can alter the characteristics or architecture and wouldn’t be allowed without permission.
Can I build in the garden of a listed building?
Yes! As long as your building process or final structure doesn’t affect or alter the listed aspects of your home.
Can I put a shed in the garden of a listed building?
Absolutely, listed homes need somewhere for the spades and lawn mower too! Be certain that your shed doesn’t require any planning permission or special permission by checking with your local authority.
Can you knock down walls in a listed building?
No, you usually can’t make drastic changes to the structure of your listed building.
Can I change carpets in a listed building?
Yes, your decoration and individual style can shine in your listed building as long as you’re not making alterations to the internal or external building itself.
Can I hang pictures in a listed building?
Of course, as long as you’re not damaging original aspects or making changes to the structure or character of your home.
Can I rewire a Grade 2 listed house?
This would require specialist support to ensure no damage is done to the protected aspects of your home. Check with your local authority before carrying out a full rewiring job of your listed building.
Can I move a kitchen in a listed building?
Big changes like moving a kitchen might be restricted, so contact your local authority planning officer to be certain in your specific circumstances.
Can I put fitted wardrobes in a listed building?
You can decorate and furnish your listed building however you want to, as long as it’s not damaging or altering the original characteristics. But check with your local authority if you’re uncertain.
Can you strip beams in a Grade 2 listed building?
You will likely need to apply for Listed Building Consent to carry out work like stripping beams in your listed property.
Can you put a lift in a Grade 2 listed building?
A large and modern alteration like this could affect the protected aspects of your property, but in some cases, special permission may be granted.
Can you change windows in a listed building?
You can make like-for-like repairs to listed building windows, but changing the style and material of your windows would require planning consent.
Can I put a Ring doorbell on a listed building?
As listed buildings cannot mount things on the exterior of the home, you wouldn’t be able to install a video doorbell without proper local authority permission first.
What can you not change about a listed building?
You cannot make any alterations that would affect the original significance of the building. This means you cannot make changes to the architecture, boundaries or attached structures. However, you can apply for listed building consent from your local authority, which may grant special permission for the changes you want to carry out.
Looking After Your Listed Building…
Owning a listed building comes with a sense of pride and satisfaction as you care for a significant, historical building. While you’ll need to seek permission from your local authority to make alterations and big repairs, you are free to enjoy your home and make it yours.
Looking for listed building insurance that can shield your listed building from the unique risks it faces? Get in touch for a quote today from our specialist panel of insurer partners.
