Listed Building Survey | Smith Heritage Surveyors

Smith Heritage Surveyors

About our Listed Building Surveys

A Listed Building Survey provides a comprehensive report of a building that is of architectural or historic interest. Carried out by a credited Building Conservation professional, the survey provides in-depth information on the building’s condition – like a RICS Level 3 Building Survey – but with additional detail specific to historic properties.

The surveyor will examine any changes made to the building, ensuring that they are legal and in line with all planning requirements. The report will also provide advice on any defects found, including repairs and maintenance options.

We partner with some of the leading heritage organisations in the country including the RICS, SPAB, Historic Houses and the Listed Property Owners Club.

The listed property owners club recommend owners and buyers of listed buildings use an experienced building surveyor, someone who deals with listed buildings every day and has the breadth of knowledge to understand and advise you on all the potential pitfalls and defects. You can guarantee that our surveyors fulfil this criteria.

Detailed reports tailored for your requirements

What’s included in a Listed Building Survey?

Thermal imaging survey to identify any damp, trapped moisture or thermal inefficiencies
High-level inspection of the roof structure, chimneys and rainwater goods using telescopic pole camera or drone
Full report emailed via PDF within three working days. Hard copy available for additional cost
Full description of defects and underlying issues with potential to cause problems
Outline of repair options in line with planning requirements, plus consequences of inaction
Budget schedule to help you manage costs of work needed
Assessment of any changes made to the property over time
Talk to your surveyor on the day of inspection with a follow up phone call to explain their findings. You will also have ongoing access via email and telephone to ask any follow up questions
Additional extra - Meet your surveyor at the property on the day of inspection, subject to the building owners permission.

Heritage surveys

Types of listed building

There are three types of listed building status in England and Wales:

Grade I – exceptional interest. Only 2.5 per cent of listed buildings are Grade I.

Grade II* – particularly important buildings of more than special interest. Just 5.5 per cent of listed buildings are Grade II*.

Grade II – buildings of special interest. The vast majority of all listed buildings – 92 per cent – fall into Grade II.

It is important to know that, in most cases, listing protects the entirety of the building’s interior and exterior. This includes any structures attached to the building or within its curtilage, such as modern extensions.

Many buildings that date back beyond 1700 were built using timber. Our heritage surveyors have in-depth knowledge of timber frames and joinery to help you navigate the range of repair, maintenance and development options available to you.

Make an Informed Decision

Book a Listed Building Survey

Smith Heritage Surveyors specialise in historic buildings. Our heritage surveyors are highly qualified to inspect and assess finer property details unique to older buildings. When inspecting a historical building, you must have a specialist surveyor. In-depth knowledge of building history, construction techniques and traditional building materials is essential.

Get your project started and book your Listed Building Survey with Smith Heritage Surveyors today.

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Findings from a Recent Survey

Listed Building Survey Case Study

We were pleased to be instructed to inspect this 15th Century Farmhouse in Devon which was once home to Anne Boleyn amongst others.

Our bespoke, in-depth and comprehensive survey allowed us to identify a wide range of aspects of the building that ensured our client has a detailed understating before proceeding with a purchase. The property had been brought by the current owners in 2015 and had undergone a huge overhaul and changes. Unfortunately the changes had been completed without relevant planning permission and also not in keeping with the building style and age.

The report given to our client highlighted just over £1,000,000.00 worth of work required to bring the building back into good order. The client understandably was not prepared to commit to the work and potential for legal action and withdrew from the purchase.

in our experience, the vast majority of issues in our traditional housing stock has been caused within the last 50 years. Do not listen to agents when they say that a building has been stood for hundreds of years and will be fine for a few hundred more. It probably would have done had the current owner not undertaken a vast amount of work to the building. Modern materials should not be used on traditional buildings, for further information, have a read of this blog about breathability and solid wall structures.

Own a listed building

Listed Building Surveys for Homeowners.

A growing area of our work us is our work with owners of listed buildings. We are engaged for a variety of reasons including helping owners understand the history of their home, map the changes that have occurred over the years and how it developed throughout its lifetime.

Likewise, we are often engaged by owners who are looking to sell their home soon, but would like to understand the possible defects, planning issues and general condition a little better to avoid any unforeseen problems.

We are also asked to provide expert witness reports for homeowners, provide site management or building works inspections or comment on historic works.

We undertake Listed Building Surveys all over the UK, London, Berkshire, Wiltshire, Hampshire, Dorset, Somerset, Devon & Cornwall.

A Full Guide to Buying a Listed Building

Buying a listed property: Key elements to consider

What is a listed building?

A listed building is a building or structure that is considered to be of national or historic significance, and is therefore protected by law from being demolished, altered, or extended without permission. This designation is made by the relevant government agency and is intended to preserve the building’s heritage and cultural value for future generations.

How are listed buildings chosen?

Listed buildings are chosen based on criteria set by the relevant government agency responsible for heritage protection. These criteria usually consider the building’s architectural and historical significance, age, rarity, and cultural importance. The agency assesses each building based on these criteria and makes a decision to list it as a protected structure.

In many countries, the criteria for listing are revised and updated periodically to reflect changing views on cultural heritage and to respond to new developments in architecture and building techniques. The criteria also vary from country to country, so the process of listing a building can vary widely.

Is listed building consent required for repairs?

Yes, listed building consent may be required for repairs to a listed building, even if the repairs are purely cosmetic or structural in nature. This is because any work carried out to a listed building, no matter how minor or insignificant it may seem, can have an impact on the building’s heritage values and character.

Listed building consent is required for any changes, alterations, or renovations that would affect the character or appearance of the building, including repairs to historic features or elements. This includes work such as re-pointing or repairing brickwork, repairing or replacing roof tiles or slates, and repainting the building’s exterior.

It is important to seek the advice of a conservation officer and obtain listed building consent before carrying out any repairs to a listed building, to ensure that the work is in line with the building’s heritage values and character and does not harm its significance.

Failure to obtain listed building consent for repairs can result in legal action, fines, and even the requirement to undo the work and restore the building to its original condition. It is always best to be proactive and to obtain the necessary consent before carrying out any work to a listed building.

Can I install double glazing in a listed building?

Installing double glazing in a listed building is generally not recommended, as the changes could alter the appearance and character of the building and therefore impact its protected status. However, in some cases, double glazing may be permitted if it is in line with the building’s character and does not harm its heritage value.

Whether double glazing can be installed in a listed building depends on several factors, such as the age of the building, the style of its windows, and its location. Before making any changes to a listed building, it is essential to seek the advice of a conservation officer and obtain the necessary consent from the relevant heritage authority.

In general, it is always best to take a sensitive and careful approach when making changes to a listed building, and to consider alternative solutions, such as secondary glazing, which can often be less intrusive and have less impact on the building’s character.

What is a conservation officer?

A conservation officer is a professional who specializes in the preservation and protection of historic buildings, monuments, and other heritage assets. They are responsible for ensuring that the character and heritage values of these assets are preserved, while also allowing for their responsible use and maintenance.

Conservation officers work with local government agencies, property owners, and developers to provide advice and guidance on the maintenance, repair, and alteration of historic buildings, including listed buildings. They also enforce heritage protection legislation, monitor planning applications and development proposals that affect heritage assets, and provide technical advice on the use of appropriate materials and techniques for the repair and conservation of historic structures.

In short, a conservation officer is a specialist who plays a critical role in ensuring that our heritage is protected and preserved for future generations.

What is considered unauthorised work to a listed building?

Unauthorized work to a listed building refers to any changes, alterations, or renovations that are carried out without the necessary consent or permission from the relevant heritage authority. This can include both internal and external changes to the building, such as installing new windows or doors, painting or rendering the exterior, removing historic features, or carrying out structural alterations.

In most countries, it is a legal requirement to obtain permission from the heritage authority before carrying out any work to a listed building. This is to ensure that the changes are in line with the building’s heritage values and character, and do not harm its significance.

Carrying out unauthorized work to a listed building is a serious offence and can result in legal action, fines, and even the requirement to undo the changes and restore the building to its original condition. It is important to always seek the advice of a conservation officer and obtain the necessary consent before making any changes to a listed building.

Can I get house insurance for a listed building?

Yes, you can get house insurance for a listed building. However, it is important to note that insurance for a listed building may differ from insurance for a conventional building, as the risks and requirements associated with a listed building can be different.

Insurance for a listed building may include coverage for the cost of repairing or restoring historic features, as well as for damage or loss to the building itself. The coverage may also take into account the fact that it may be more difficult and expensive to obtain replacement materials or carry out repairs to a listed building, as a result of the restrictions on making changes to the building.

It is important to work with a specialist insurance provider who understands the unique needs of a listed building, and who can provide tailored coverage that meets your specific requirements. When choosing insurance for a listed building, it is important to consider the level of coverage required, the extent of the insurance policy, and the policy excess.

It is also important to regularly review your insurance policy and make sure that it remains adequate for your needs, as the value of the building and the cost of repairing and restoring it may change over time.

Does a listed building require an EPC?

From January 2013 there has been an ‘exemption’ for listed buildings.

However, the exemption is qualified, it states: “Insofar as compliance with certain minimum energy performance requirements would unacceptably alter their character or appearance”.

The qualification covers works that might be carried out to the property to improve its energy performance. These are works that would require consent under Part L of the building regulations (The Conservation of Fuel and Power) and would be included in the recommendations section of an EPC report if one was obtained. If such works would unacceptably alter the building’s character or appearance, then the listed building would qualify for an exemption.

The qualification does not relate to meeting the minimum energy efficiency requirements (MEES) set out in the Private Rented Sector Regulations (2015).

What type of house survey is recommended for a listed building?

For a listed building, it is recommended to have a listed building survey, rather than a basic homebuyer report. This is because a listed building may have unique features, materials, and construction methods that require a more in-depth inspection and assessment.

A full listed building survey provides a detailed analysis of the condition and structure of the building, and will identify any problems or defects, as well as any necessary repairs or improvements that may be required. The survey will also assess the suitability of the building for modern use, and will make recommendations for any modifications or upgrades that may be required to bring the building up to current standards.

In addition, the surveyor will consider the impact of any proposed changes on the building’s heritage values and character, and will provide guidance on the best way to conserve and protect these assets.

Working with a surveyor who has experience in listed buildings and heritage conservation is essential, as they will have the knowledge and expertise to accurately assess the condition of the building and to provide appropriate recommendations for its preservation and maintenance.

What extra research should I do before buying a listed house?

When buying a listed building, it is important to carry out extra research to ensure that you understand the unique challenges and responsibilities that come with owning a heritage property. Some of the key research steps that you should consider include:

Understanding the listing status: It is important to understand the type of listing that the building has, as this will determine the level of protection and restrictions on changes to the building. You can check the listing status of a building by visiting the Planning Portal website or by contacting the local council.
Assessing the condition of the building: A thorough inspection of the building is essential, including a full building survey, to identify any problems or defects and to assess the overall condition of the building. This will also help you to understand the costs associated with maintaining and preserving the building.
Reviewing the planning and conservation policies: It is important to review the local council’s planning and conservation policies, as these may affect any changes you wish to make to the building in the future.
Speaking to a conservation officer: Speaking to a conservation officer can provide valuable insight into the heritage significance of the building and any specific requirements for its preservation and maintenance. They can also provide advice on listed building consent and the best approach to making changes to the building.
Researching the history of the building: Understanding the history of the building and its heritage values can help you to appreciate its significance and to make informed decisions about its preservation and maintenance.
Reviewing the insurance policy: It is important to review the insurance policy for the building, and to ensure that it covers the unique risks and requirements associated with a listed building.

By carrying out extra research before buying a listed building, you can make an informed decision about whether the property is suitable for you, and you can better understand the responsibilities that come with owning a heritage property.

Should I buy a listed building?

Whether or not you should buy a listed building is a personal decision that depends on a number of factors, including your lifestyle, financial situation, and long-term plans for the property. Listed buildings can offer unique and attractive features, such as historic charm, character, and architectural details, but they also come with specific challenges and responsibilities.

Before deciding to buy a listed building, you should consider the following factors:

Maintenance and preservation: Listed buildings require special care and attention, and regular maintenance and preservation work is necessary to keep them in good condition. This can be expensive and time-consuming.
Restrictions on changes: Listed buildings are protected for their heritage significance, and as a result, there are restrictions on the changes that you can make to the property. This may limit your options for renovation and customization.
Insurance and financing: Listed buildings may require special insurance coverage, and it may be more difficult to obtain financing for a listed property. You should carefully review the insurance policy and your financing options before making a decision.
Energy efficiency: Listed buildings may not be as energy-efficient as modern properties, which can result in higher energy bills.
Resale value: While listed buildings can be attractive to some buyers, they may not appeal to everyone, and this could impact the resale value of the property in the future.

Ultimately, buying a listed building is a personal decision that depends on your individual circumstances, and you should carefully consider the unique challenges and responsibilities that come with owning a heritage property before making a decision. If you are considering buying a listed building, it is always best to seek the advice of a conservation officer, surveyor, and financial advisor to help you make an informed decision.

Applying for Grants for Listed Buildings?

There are several organizations and government bodies that offer grants for the preservation and restoration of listed buildings. To apply for a grant, you typically need to provide detailed information about the building, including its history, architecture, and current condition. You will also need to outline the proposed restoration work and provide a budget and timeline for the project.

Here are a few organizations that offer grants for listed buildings:

Heritage Lottery Fund (UK) – offers grants for the conservation of heritage sites, including listed buildings.
National Trust for Historic Preservation (USA) – provides grants for the preservation of historic properties, including listed buildings.
National Heritage Science Forum (UK) – offers grants for scientific research projects that support the conservation of heritage sites, including listed buildings.
National Trust for Canada – offers grants and technical assistance for the preservation of heritage properties in Canada, including listed buildings.

It is important to research the specific requirements and application process for each organization and to carefully read the guidelines before submitting an application.

What is a listed building survey?

A listed building survey is an assessment of a historic or culturally significant building that has been designated as a listed building. Listed buildings are buildings that have been recognized as having special architectural or historic importance and are therefore protected from alteration or demolition.

The purpose of a listed building survey is to understand the condition and characteristics of the building and its historical significance, as well as to identify any potential issues or problems that may affect the building’s preservation. This information can then be used to make informed decisions about maintenance, repair, and restoration work, as well as to plan for the future of the building.

The survey typically includes a detailed visual inspection of the building, including its structure, fabric, and interior, as well as its surrounding landscape and setting. The surveyor will also research the building’s history and architectural significance and consider the impact of any proposed changes or work.

In the UK, listed building surveys are usually carried out by a professional surveyor with specialist knowledge of historic buildings. The results of the survey can be used by building owners, developers, and local authorities to ensure that the building is preserved and protected for future generations.

What does grade 2 listed mean?

In the United Kingdom, a building or structure can be “listed” as a means of protecting its historical or architectural significance. Listed buildings are those that are considered to be of special architectural or historic interest, and therefore must be protected from being demolished, altered or extended without permission.

Grade 2 listed buildings are those considered to be of “special interest”, and make up the majority of listed buildings in the country. They are considered to be of less architectural or historic significance compared to Grade 1 listed buildings, but are still important and should be protected.

The listing process is managed by Historic England in England, Cadw in Wales, Historic Environment Scotland in Scotland, and the Northern Ireland Environment Agency in Northern Ireland. The listing of a building or structure provides some degree of legal protection, as it requires any proposed changes to the building to be approved before they can be carried out.

David undertook a comprehensive survey of a detached period property we are purchasing. We were looking for a detailed survey, warts and all, and David surveyed the house with a fine tooth comb and produced a very detailed and useful survey, together with a schedule of costs for works that he recommended be carried out which allowed us to negotiate a reduction in the purchase price. David was an absolute pleasure to deal with, very responsive, and a first-class professional. I would recommend him without hesitation.

5* Google Review

Faranak Ghajavand

We really appreciate the level of detail provided in David’s survey, for our proposed purchase of a listed building. Hugely informative and terrifically useful in our ongoing improvements if we are successful. The complete survey has given us confidence in our approach to maintenance of a building of this kind, and was delivered to us within 24 hours of viewing the property. Impressive!

5* Google Review

Jude Merriman

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Contact us today

To request a quote or enquire about any of our services, get in touch with the Smith Heritage team today.

Damp & Timber Survey RICS Level 2 Homebuyer Survey