Across England, thousands of buildings are protected because of their historic or architectural significance. From medieval cottages to industrial-era factories, these properties form an important part of the nation’s heritage.
If you are considering buying an older property, it is important to understand what a listed building is and what listed status means in practice.
What is a listed building?
A listed building is a structure recognised for its special architectural or historic interest and given legal protection. This status helps preserve buildings that contribute to the nation’s cultural and architectural heritage.
Every listed building is recorded on the National Heritage List for England (NHLE), a publicly searchable database that documents protected heritage sites across the country. Each entry provides details about the building’s significance and helps identify the features that should be preserved.
There are currently more than 370,000 entries on the NHLE. Some entries represent multiple buildings. For example, a terrace of historic houses can be listed as a group, meaning the total number of individual listed structures is even higher.
What does “listing” actually cover?
When people think of listed buildings, they often picture castles or stately homes. In reality, listing covers a far broader range of structures.
Listed buildings can include:
- Bridges
- Factories
- Garden walls
- Shops
- Places of worship
- Historic homes
Not all listed buildings are centuries old. Many are still actively used as homes, workplaces, or public spaces. However, buildings less than 30 years old are rarely considered for listing, as historical significance often becomes clearer over time.
Importantly, anyone can recommend a building for listing, and if approved, it becomes legally protected through the planning system.
There are three grades of listed buildings
Listed buildings are classified into three categories depending on their significance:
- Grade I – Buildings of exceptional interest (only around 2.5% of listed buildings fall into this category).
- Grade II* – Particularly important buildings of more than special interest.
- Grade II – Buildings of special interest, making up the majority of listings.
The grade helps determine how carefully changes must be considered, although all listed buildings are legally protected regardless of grade.
How buildings qualify for listing
Buildings are listed based on special architectural interest, special historic interest, or both.
Architectural interest relates to the building’s design and construction. This might include distinctive architectural style, innovative construction methods, work by a well-known architect, or just being a particularly good example of a particular type of building.
Historic interest, on the other hand, concerns the building’s connection to people, events, or ideas that shaped history. Sometimes these connections are not obvious at first glance but may be revealed through historical research.
Owning a listed property
Owning a listed property can be highly rewarding, but it also comes with additional responsibilities. Understanding these before you buy is essential.
Being listed does not mean a building cannot be updated or adapted. Listing does not freeze a property in time, but its character and heritage must be protected.
This protection usually applies to the entire building, meaning both external features and certain internal elements may be covered.
If you want to make alterations to a listed building, such as adding an extension, replacing windows, or making certain internal changes, you must apply for Listed Building Consent.
Carrying out work without Listed Building Consent is a criminal offence, so it is essential to check with your local planning authority before starting any work.
For many homeowners, these responsibilities are balanced by the unique experience of living in a piece of history. Owning a listed building means caring for a property that has stood for generations while ensuring it continues to be used and appreciated today. However, this can also involve additional costs.
Costs of owning a listed building
Renovations may require specialist materials: If permission is granted for alterations or repairs, you may need to use traditional materials or specialist construction methods to preserve the building’s original character and integrity.
Insurance may require specialist cover: Listed buildings often have higher rebuild costs due to their historic materials and craftsmanship. As a result, insurers may require specialist listed-building policies.
Repairs can be more expensive: Maintenance and repairs often require skilled tradespeople experienced in working with historic properties, which can make restoration projects more costly than standard building work.
Grants for listed building repairs: Because restoration costs can be significant, grants are sometimes available. Organisations such as Historic England occasionally offer funding for repairs to historically important buildings. While these grants are not guaranteed and can be competitive, they can provide valuable support for preserving historic structures.
Can I get a home survey on a listed property?
Yes, you can get a home survey on a listed property. However, unlike modern buildings, period homes were built using traditional materials and construction methods that may not meet modern standards. Because of this, a standard Level 2 Home Survey is often not detailed enough to assess the risks associated with older properties.
While a Level 3 Home Survey can be used for older, unusual, or listed properties, if you are considering carrying out any future work on a listed building, a specialist Listed Building Survey may be recommended.
A Listed Building Survey is a highly specialized version of a RICS Level 3 Home Survey. Listed building surveys are carried out by RICS-accredited Building Surveyors with experience in historic and listed properties, ensuring that the unique characteristics and potential risks of these buildings are properly assessed.
Want to search for a listed building? Check out the National Heritage List for England (NHLE) here: https://historicengland.org.uk/listing/the-list/