Buildings that are ‘listed’ can often be found for sale at what seems to be a discount price. Listed buildings can be a great investment, but make sure you know what you are buying!
What does ‘listed’ mean?
The property is on a national register of buildings with architectural or historical importance. To check if a house is listed, visit this website https://historicengland.org.uk/listing/the-list
What does this mean for buyers/tenants?
It means the building is protected both on the inside and outside and the owners must ensure its upkeep and not make any unauthorised alterations. You can’t suddenly add a UPVC conservatory onto the exterior of your Jacobean mansion.
Which buildings get listed?
Anything built before 1700 that is still more or less in its original condition, and most properties built between 1700 and 1840, along with later structures (1840-1914) that either demonstrate technological advances or were designed by famous architects. And post-1945 buildings are now being added to the list, though only those of particular importance.
Does the building have to be a house?
No, it can be a barn, a bridge, a gravestone or even a telephone box.
What’s the difference between a Grade I listed and a Grade II listed house?
In England and Wales, a Grade I building is the most protected structure, being considered of ‘outstanding or national architectural or historical interest’. Very few buildings (only two per cent of all listed structures) come into this category. Grade II starred status (four per cent of all listed buildings) indicates a structure of more than just local interest and Grade II listing (the majority, at 94 per cent or 500,000 buildings) denotes the place is of ‘special architectural or historic interest’. Both Scotland (three) and Northern Ireland (four) have similar grades of listing.
Can you alter a listed building?
Not without getting Listed Building Consent from your local planning authority. Even if you’re just buying a listed building from someone else, you must make sure the previous owners didn’t carry out any unauthorised work. If they did, it’s the new buyer’s job (i.e. yours) to put it right.
Can any changes or extensions be made?
Yes, but only with the approval of the local planning authority, who will probably insist on the use of bricks, tiles or other materials that match the original.
Does anyone else get a say?
Yes, the local planning authority has to notify English Heritage www.english-heritage.org.uk of all planning applications for Grade I or Grade II starred properties. Sometimes, applications regarding Grade II are also referred to English Heritage as well.
Can you fight a refusal?
Yes, but it will involve appealing to the Secretary of State.
Do listed homes need regular maintenance?
Absolutely. Your to-do list should read as follows: check the roof, make sure gutters and drainpipes are clear, repaint external woodwork, replace putty around windows, carefully detach all creepers, clean chimneys twice a year, re-point brick and stonework, service all heating and electrical equipment, clean and repair plasters, renders, stone and brickwork. Always employ an expert to ensure any work is carried out properly and to the required standards.
What about insurance?
As the house must be repaired using traditional methods and materials, the policy will be more expensive than for a modern house. The sum insured should cover the cost of re-installing the entire house.
Where can I get friendly advice?
contact us
No question that a listed building potentially presents more problems than a new home. But owners of listed properties say it’s the same as owning a vintage car. It may need more servicing but every time you look at it, you feel a little surge of pride and pleasure!