Fallen in love with a listed building? Here's what you need to know

By Abode Insurance

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There are around half a million listed properties in the UK, each with its own distinct character. From the classical façade of a Georgian manor to the undulating beams of a Tudor house to the cosiness of a chocolate box cottage, every historic home offers a quirky mix of features that make it unique – and it’s all too easy to fall in love.

But before you lose your heart to a listed home, it’s important to understand the special care and attention they need – and the rules and regulations that govern them. Here, we’ll run through everything you need to know about owning a listed property.

What is a listed building?

A property is listed if it’s considered of special architectural or historic interest. There are different types of listing depending on the age and features of the building, with properties in England and Wales graded as either:

Grade I – for buildings of exceptional and potentially international interest
Grade II* – particularly significant buildings of more than special interest
Grade II – nationally important buildings of special interest, making up 92% of all listed buildings in England and Wales.

In Scotland, listed properties are graded as A, B or C and are subject to slight differences by Scottish law.

Typically, the list includes the majority of buildings built before 1700, many of those built between 1700 to 1840 and some exceptionally important buildings built more recently. You can find out whether a property is listed by searching for it on Historic England, Historic Environment Scotland or the Welsh government website. Alternatively, you can discover more by reading our in-depth article on what is a listed building.

Old English houses with red roof tiles and thatched roofs

The vital importance of Listed Building Consent

Everyone wants to make their home their own. But with a listed building, you need to gain special permission for any changes that you want to make, including some repairs. This is called Listed Building Consent and it’s a legal requirement. In fact, if you carry out work on a listed home without the proper consent, you could be prosecuted – so it’s vital that you’re aware of this before you move into a listed property.

The purpose of Listed Building Consent is to ensure your listed home is preserved in the traditional style in which it is built, due to its nationally significant status. It’s separate to planning permission and it’s granted by the conversation officer at your local authority, who will review the application with respect to your property.

As a general rule of thumb, the type of building work you will need consent for include:

Any internal or external works that alter the appearance of the property, for example, changing the external colour scheme
Extensions or knocking down walls
Replacing doors and windows
Changing or moving fireplaces and staircases
Demolishing all or part of the property
Any work that affects outbuildings and the gardens or land.

Some smaller ‘like-for-like’ works may not need Listed Building Consent, for example replacing missing roof tiles, but it’s always better to be safe than sorry. Get in touch with the conservation officer at your local authority to find out more before you press ahead with any changes – big or small.

And don’t forget, as the owner, you could be held responsible for any unauthorised changes – even if they were made before you purchased the house. If this is the case, you may need to rectify the mistakes of previous owners, so make sure you check a listed property’s history before you buy, as it could affect your mortgage application.

Specialist materials for traditional buildings

Many listed buildings are very old, which is an undeniable part of their charm. But it means they are often made using traditional building techniques that are both more vulnerable to harm, and more complex to repair. For example, materials such as wattle and daub, lathe and plaster, timber, mud, cob, and thatch are considered a higher fire risk and more prone to water damage than modern building materials. Plus the very fact it’s an older property could mean there’s a backlog of repairs that may take longer to restore.

When you carry out works on a listed building, you need to make sure it’s completed using the same materials in which the building is constructed. These traditional materials in themselves will require you to source expert and skilled tradesmen, which can make any renovations more challenging – but luckily there are plenty of resources available, including the Building Conservation Directory to help.

Medieval Cottage in the Rural Village of Lavenham in Suffolk

The impact on cost

It’s worth noting that as both the materials and the skills required to carry out work on a listed building will naturally be more specialist, it’s likely that the cost of alterations or repair work will be higher than if you were to live in a modern property. The tradesperson you choose will need to carry out the works to a certain standard using traditional techniques, and it may take longer to complete too – all contributing to cost. And, as with any specialist skill, it’s also in higher demand which means longer lead-times. But as long as you’re aware of these points, you can factor them into your plans from the outset – and Historic England even offers a grant scheme to help with more serious repairs.

That said, it’s vital that you make sure your listed home is property protected with specialist insurance that’s aligned to its everyday level of risk. The cost of rebuilding any home from scratch could be higher than its market value – but this is especially true when it comes to listed buildings, which need to be completely restored using original construction methods.

Listed property insurance takes into account these challenges – offering tailored protection for the higher costs and legal obligations you might have to meet, alongside a wealth of knowledge and advice. Your policy may cost a little more, but if you need to claim, the appropriate cover is worth its weight in gold.

Keeping up the care

Living in a listed building is a real privilege – giving you a piece of characterful history that you can call your own. And like anything rare, it needs special care. While all homes require regular upkeep, older and more traditional building materials can be damaged more quickly so it’s important to be proactive when it comes to home maintenance.

Water damage and damp issues can be particularly prevalent in older buildings. Make sure you keep your roof, guttering and chimneys in good order and regularly check for slipped tiles or blocked gutters. If your listed property has a thatched roof, you’ll need to keep an eye on the ridge and make sure it’s replaced every 10 to 15 years.

Many listed buildings have French drains to prevent the build-up of water in the ground from damaging the foundations – these can get blocked up with silt, so it’s always worth checking these from time to time and flushing them through if they need it.

Inside your home, keep an eye out for trapped moisture so you can catch it before it causes damp problems. Pay particular attention to your joinery, especially windows and doors which can start to rot if they’re exposed to too much moisture. Any flaky paintwork should be redone too.

Older houses are also designed to breathe. More modern building materials, such as cement-based mortars, can cause real problems if they’re used on older buildings as they can trap moisture and lead to damp. You should check the walls inside and out for areas that need repointing or cracks that need sealing, to prevent water coming through the walls. At the same time, you should regularly air your home to allow trapped moisture to escape.

By making sure you’re aware of the types of issues to which listed buildings can be prone, you can stay ahead of any problems before they arise – and enjoy the character of your home safe in the knowledge it’s being well looked after.

To learn more about keeping your home safe and being risk adverse,

you can read our guide to protecting your listed property here.

traditional English period cottage of brick and timber construction

Making a record

A useful and important aspect of owning a listed property is keeping ongoing records of it. These could be anything from photographs and drawings, to building surveys and repair specifications, to leases and blueprints – and they will help support you in the care of your home, especially if you need to apply for Listed Building Consent or make an insurance claim. Plus, by making records, you will also be writing another chapter in your home’s long history to pass on to future generations.

Follow your heart

Choosing where to live is a decision that comes from the heart. Listed buildings make wonderful homes that are packed full of character, so it’s no wonder they are sought-after properties that retain their value.

When you take on a listed home, just make sure you go into it with your eyes open – they are labours of love. You’ll need to put your heart into preserving, protecting and caring for your home – but, when you do, you’ll have the joy and privilege that comes from living in a unique piece of history, and making it your own.

At Abode, we’re here to help. We’ve been insuring listed properties across the UK for nearly 20 years – and we appreciate every building is distinct in its own way. Our team of specialists always takes the time to understand the individual needs of your period home, so we can find the policy that’s right for you. To learn more, simply get in touch.

Live with character. Insure with confidence.

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Abode is a trading name of Howden UK Brokers Limited, which is authorised and regulated by the Financial Conduct Authority No. 307663. Registered in England and Wales under company registration number 02831010. Registered Office: One Creechurch Place, London, EC3A 5AF. Calls may be monitored and recorded for quality assurance purposes.