What is a listed building?

The pleasures of living in a listed building are many.

In buying a listed home you are buying a piece of history, which is most probably irreplaceable and is certainly something special. As such, it will probably remain in strong demand, command a premium because of its quality and be a real pleasure to look at and to live in.

So if you're curious about listed buildings and are thinking you wouldn't mind living in one, we've answered some of the most commonly asked questions below.

Geoff IsittMRICS

Partner

Geoff carries out building surveys and schedules of condition on commercial and residential property, as well as project managing property refurbishment and fit-outs of commercial buildings.  Geof...

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Geoff carries out building surveys and schedules of condition on commercial and residential property, as well as project managing property refurbishment and fit-outs of commercial buildings.  Geoff's specialisms include building conservation and the educational sector.  Outside work, Geoff is keen on most things outdoors - he’s more enthusiastic than competent as a sailor, organizes local junior rugby, and keeps a motorbike and chickens.  His main interest is buildings.

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• What is a listed building?

  A listed building is "a building of special architectural or historic interest". Buildings are listed to protect and preserve the country's architectural heritage.

• Who lists buildings?

  The Department for Culture, Media and Sport (DCMS) compiles the register of listed buildings, taking advice from English Heritage, Historic Scotland and Cadw in Wales.

• How are buildings selected for listing?

  Reasons for selection include:

  - Age
  - Architectural style
  - Examples of town planning
  - Historical interest
  - Social or economic interest
  - Innovation in the use of construction, technology or materials.

  Buildings that qualify for listing include:

  - All pre-1700 buildings in anything like their original condition.
  - Most buildings from 1700 to 1840
  - Buildings of quality and character dating from 1840
  - The very highest quality post-1914 buildings.

• How long does the Listed Building Consent process take?

  Local planning authorities aim to deal with Listed Building Consent applications within eight weeks. However, allowing time for initial consultations with the local conservation officer, along with negotiations and possible amendments during the application period, applications commonly take 10 to 12 weeks.

  The planning authority is also obliged to refer all applications affecting Grade I or Grade II* listed buildings for consideration by English Heritage, adding up to four weeks to the application period.

• Is grant aid available?

  English Heritage provides substantial grant aid, but in practice this allowance is used for buildings and monuments of national importance and for ecclesiastical work. Do however check with your local authority, as many local discretionary grant schemes exist.

• What about VAT?

  For domestic buildings and certain charitable buildings, including churches, approved alterations may be zero-rated for VAT. Perversely, this does not apply to repair works, which attract standard rate VAT. It is best to agree the proportion of the project that can be zero-rated with HMRC before starting work.

• What do the grades mean?

  The 500,000 listed buildings in England and Wales are listed as follows:

  - Grade I: buildings of exceptional interest - only about 2% of all listed buildings.
  - Grade II*: particularly important buildings of more than special interest - about 4% of all listed buildings.
  - Grade II: buildings of special interest, which warrant every effort being made to preserve them.

  Listing protects the interior and exterior of all grades as well as objects or structures fixed to the building and objects and structures within the curtilage of the building, present since before 1 July 1948.

• When is Listed Building Consent required?

  Any internal or external works of alteration, extension or demolition, which affect the character of a listed building, require listed building consent. In practice, the position is less clear-cut. Repair and maintenance work carried out on a "like for like" basis is generally considered not to require Listed Building Consent.

  Listed Building Consent will also be required for works to buildings or structures within the curtilage of the listed building, including walls, railings and outbuildings. Remember that planning permission may also be required and building regulations may also apply.

  Carrying out unauthorised work to a listed building is a criminal offence, carrying penalties of up to three months imprisonment and/or a fine of up to £20,000. Enforcement action can also be taken requiring the reinstatement of a building or its features, the cost of which could run into millions.