What should you know before buying a listed building?
You need listed building consent to demolish a listed building, or to alter or extend it in any way that affects its character, inside or out.
Doing the work without consent is a criminal offence. If a past owner did, the council can require the new owner to put it right, with no time limit, so check every alteration before you offer.
What listing means
A listed building is one recognised for its special architectural or historic interest. Listing protects the whole building, inside and out, not only the front.
It can also cover objects fixed to the building and some older structures within its grounds, such as walls or outbuildings. The list entry describes the building, but not every feature that is protected.
Buildings are graded I, II* or II, and most are Grade II. Cadw says Wales has around 30,000 listed buildings, less than 1% of all its buildings, and about 91% of them are Grade II.
When you need listed building consent
Demolition always needs consent. An alteration or extension needs it when it would affect the building's character, and that can include internal walls, windows, fireplaces and staircases.
Consent is separate from planning permission and building regulations approval. Some work needs all three.
Doing work without consent is a criminal offence. In England and in Wales, the law allows up to two years in prison or a fine, or both, for the most serious cases.
In England the rules are in the Planning (Listed Buildings and Conservation Areas) Act 1990. In Wales they have been in the Historic Environment (Wales) Act 2023 since 4 November 2024.
Sources: 1990 Act, sections 7, 9, Historic Environment (Wales) Act 2023, sections 88, 117.
The risk for a buyer: changes made without consent
If works were done without consent, the council can serve a listed building enforcement notice. Copies go to the owner and occupier at the time, which could be you.
The notice can require the works to be reversed. Unlike most planning breaches, the law sets no time limit after which old works become safe from enforcement.
If the steps in the notice are not taken in time, whoever owns the building then is in breach, and that is an offence. So the duty to put the works right can pass to you, even though you did not do them.
A kitchen fitted, a wall removed or windows replaced years ago can still become your problem. Ask for the consent for every alteration, and have your conveyancer check them.
| Ask about | Why it matters |
|---|---|
| Replacement windows and doors | They are part of the character of the building, so replacing them can need consent |
| Removed or added internal walls | Changes the plan of the building, which is part of its character |
| A new kitchen or bathroom | Can involve removing historic fittings or altering walls and floors |
| Extensions and conservatories | Usually need consent as well as planning permission |
| Damp-proofing, render or cement repairs | Can harm old buildings and may need consent |
Getting the right survey
RICS says its Level 3 survey suits large, older, run-down or unusual buildings, and those that have been altered. Many listed buildings fit at least one of those.
Choose a surveyor with experience of historic buildings. Ask them to comment on past alterations, as well as on condition.
Before that, our viewing checklist adds questions for listed homes, such as whether replacement windows and doors were approved.
How to check whether a home is listed
In England, search the National Heritage List for England by address or name. In Wales, search Cof Cymru, Cadw's record of listed buildings.
For a home in England, our free check lists the listed buildings recorded within about 15 metres of it, and links to each list entry.
The local authority search your conveyancer orders should also show it. If the home is in a conservation area too, see what that means for the owner.
Listed homes are hard to compare by price per square metre, so set the asking price against sales of the same type of home. Our council pages give the median for each type in a council area.
Ask the agent
- When was the building listed, and what grade is it?
- Which alterations have been made since it was listed, and is there consent for each?
- Has the council ever raised concerns or served a notice about works?
- Is the seller aware of any work done without consent?
Related questions
Do I need consent to repaint or repair a listed building?
Like-for-like repairs often do not need consent, but anything that changes the building's character does. The council's conservation officer can tell you before you start, so ask them rather than guess.
Is a Grade II listed building less protected than Grade I?
The consent rules are the same for every grade. In England, national planning policy treats harm to Grade I and II* buildings more strictly, so changes to them are harder to get approved.
How do I find out why a building was listed?
Look up its list entry on the National Heritage List for England or, in Wales, on Cof Cymru. The entry gives the grade, the date it was listed and a description of the building.
Sources
- legislation.gov.uk, Planning (Listed Buildings and Conservation Areas) Act 1990, section 7
- legislation.gov.uk, Planning (Listed Buildings and Conservation Areas) Act 1990, section 9
- legislation.gov.uk, Planning (Listed Buildings and Conservation Areas) Act 1990, section 38
- legislation.gov.uk, Planning (Listed Buildings and Conservation Areas) Act 1990, section 43
- legislation.gov.uk, Historic Environment (Wales) Act 2023, section 88
- legislation.gov.uk, Historic Environment (Wales) Act 2023, section 117
- legislation.gov.uk, Historic Environment (Wales) Act 2023, section 123
- legislation.gov.uk, Historic Environment (Wales) Act 2023, section 133
- GOV.UK, National Planning Policy Framework, chapter 20: conserving and enhancing the historic environment
- GOV.UK, Historic environment planning guidance
- Cadw, Understanding listing
- Historic England, National Heritage List for England
- RICS, Helping you choose the right survey