09 January 2025
What is a Listed Building?
8 minutes
Ever walked past an old, charming building and wondered what makes it so special? Or maybe you're considering buying an older building and the term "listed building" keeps cropping up.
What are listed buildings?
You're in the right place to learn more!
In this article, we’ll explain exactly what a listed building is, why it matters, and what you need to know if you’re thinking of owning one.
Listed buildings: meaning and history
Simply put, in the UK, a listed building (or statutory listed building) in the UK is a structure of historical significance, due to the method of construction, the architectural style of building, or its historical impact on the area.
Listed buildings have limits to what alterations or demolitions that can be done without permission, to preserve the building's character so it can be protected for future generations.
A listed property can be a house, monument, structure, or other type of building — public or private.
The public body, Historic England, is responsible for designating buildings for listing in England, archiving an online list (the National Heritage List) with details of all listed buildings, with property details, photographs and maps.
The concept of listed buildings in the UK began in 1947, with the passage of the Town and Country Planning Act.
From that point on, thousands of buildings have been listed to protect the nation's cultural heritage.
How does a building get listed?
The process of listing a building begins with an application sent to the relevant heritage organisation (Historic England or Historic Environment Scotland), after a quick check that it’s not already a list entry.
To fill out your application, you’ll need some specific information about your property:
- The full address (or site location using a National Grid Reference)
- The current property owner name and contact details
- Information about current planning applications, permissions, or marine consents
- Photographs, plans, and information about the property’s architectural features or historic importance — as much information as possible can help your case — with references to every source (books, articles, websites, word of mouth)
- Photographs of the property (interior and exterior) as it looks now
Then, once you’ve sent your application, it’ll go through the listing process, where it'll be reviewed by experts who assess the building against the established criteria — if it meets the necessary standards, it’s added to the list of buildings.
Criteria for listing a building
Not every old building qualifies for listing — there are specific criteria used to determine which buildings can be classed as listed properties.
These criteria include:
- Architectural interest
- Historic interest
- Close historical associations with nationally important people or events
- Group value (i.e. the building is part of a larger ensemble of historic buildings).
You’ll also have to make sure your building or site is either under threat of demolition or major alteration or meets Historic England or Historic Environment Scotland’s listing priorities at the time (which are subject to change).
The age of the building does matter, too. As a general guideline:
- Properties built before 1700: These are typically listed if they are close to their original condition (or restored as such).
- Properties built between 1700 and 1840: Also usually listed, as long as they remain in their original condition or similar.
- Properties built between 1840 and 1900s: Some buildings around this time can be considered, but they usually have certain architectural significance.
- Properties built less than 30 years ago: These aren’t often considered for listing.
How to find out if a building is listed
Finding out if a building is listed is simpler than you might think, and it’s definitely worth doing if you’re curious about a property’s historical significance or any special regulations that might apply, especially if you’re thinking about buying.
There are a few ways you can find out whether a building’s listed:
- Check the National Heritage List for England: Historic England maintains an online database called the National Heritage List for England (NHLE). There, you can search by address, postcode, or even look at a map to see if a building is listed.
- Contact your local council: Your local planning authority or council can provide information about listed buildings in their area. They keep detailed records and can confirm whether a specific building is listed.
- Look through local archives: Sometimes local archives or historical societies have records and additional information about listed buildings. They can be a great resource for more context and historical details.
- Look at the property’s documents: If you have access, and you’re looking into a specific property, sometimes the listing status might be mentioned in historical property deeds or documents.
Categories and grades of listed buildings
There are several ways to categorise and grade listed properties in the UK, depending on the region.
These gradings allow some alterations or planning permissions, depending on the historical or cultural significance of the building in question.
What are the 3 main categories of listed building in England and Wales?
In England and Wales, there are three main types of listed building:
- Grade 1 listed buildings: “Buildings of exceptional interest”. Buckingham Palace and the Lloyd’s of London building are Grade 1 listed buildings.
- Grade II* listed buildings: “Particularly important buildings of more than special interest”. Battersea Power Station is an example of a Grade II* listed building.
- Grade II listed buildings: “Buildings that are of special interest, warranting every effort to preserve them”. Most residential listed buildings are Grade II, to allow for more alterations.
- Grade III listed buildings: This was a non-binding category that was repealed in 1970 — not technically listed buildings, and not protected, but still considered buildings of special interest locally.
What are the grades of listed buildings in Scotland?
Things are a little different in Scotland — the organisation Historic Environment Scotland grades listed buildings as:
- Grade A: “Buildings of national or international importance, either architectural or historic or fine little altered examples of some particular period, style or building type”. Glasgow Cathedral is a well-known Grade A listed building.
- Grade B: “Buildings of regional or more than local importance, or major examples of some particular period, style or building type which may have been altered”. The Balmoral Hotel is an example of a Grade B listed building in Scotland.
- Grade C: “Buildings of local importance, lesser examples of any period, style or building type, as originally constructed or altered; and simple, traditional buildings which group well with others in categories A and B or are part of a planned group such as an estate or an industrial complex”. George Cinema in Edinburgh is Grade C listed.
How many listed buildings are there in the UK?
It’s no surprise that there are lots of listed buildings in the UK — over 450,000, in fact!
Most are in England (over 370,000), but there are also around 47,000 in Scotland, 30,000 in Wales, and 8,900 in Northern Ireland (correct at the time of writing).
The vast majority are Grade II (or Grade C) listed, since the criteria is a bit looser than for Grade I (Grade A) listings:
- Grade I (Grade A): Only about 2.1% of listed buildings fall into this category. These are more iconic landmarks like Westminster Abbey or St. Paul’s Cathedral — structures that aren’t just historically significant, but also architecturally renowned.
- Grade II* (Grade B): Around 6.2% of listed buildings are in this grade. They often include important regional landmarks or buildings with notable architectural features, like the Coliseum Theatre in London and the Liverpool Metropolitan Cathedral.
- Grade II (Grade C): The majority of listed buildings, around 91.7%, are in this grade. These can be anything from charming local pubs to quaint residential houses with unique features, such as Abbey Road Studios in London and the Crucible Theatre in Sheffield.
What does it mean if your building is listed?
Being a listed property owner is vastly different to owning a standard property, since owning a listed building comes with both responsibilities and privileges.
While you have the honour of preserving a piece of history, you also have to adhere to strict regulations regarding any building work, like alterations and maintenance.
You can’t demolish, extend, or alter a listed building in any way that might affect its character without first obtaining permission from the local authority.
Listed properties are to be enjoyed and used like any other building, but they come with responsibilities, rules, and regulations.
Simply put, having a building listed doesn’t mean you can’t make any changes to it.
What it means is that, if you want to alter anything that might impact its historical value, you'll need to get listed building consent first.
It’s all about ensuring that any updates or changes are carefully managed to protect the building’s national importance and unique character.
So, while you might need to jump through a few hoops, it’s all part of preserving the charm and architectural heritage of our historic buildings.
It’s important to research what restrictions are in place on your property, as making changes without permission can lead to serious consequences, including hefty fines or even jail time.
If you’re considering any renovations, it’s best to start by contacting your local planning authority.
They’ll connect you with a conservation officer who can provide you with all the advice and guidance you need to ensure your plans are in line with the regulations.
It’s all about protecting the character of your building while making sure your updates go smoothly.
Is it OK to buy a listed building?
Absolutely! Buying a listed building can be a rewarding investment, both financially and culturally.
However, it's essential to be aware of the restrictions and responsibilities that come with owning such a property.
Always conduct thorough research and consult experts before making a purchase.
Do you need special insurance for a listed property?
Yes, owning a listed building usually means you'll need a specialised insurance policy.
In the same way that owning a listed building is vastly different to owning a standard property, insuring one is very different too.
Standard home insurance often doesn’t cover the unique risks that come with historic properties.
It’s important to find an insurer who knows the ins and outs of listed buildings and can offer the right kind of coverage for your property.
This way, you can ensure your cherished home is properly protected.
Why is it important to have specialist insurance for a listed building?
When it comes to listed buildings, the process for getting consent for any alterations is crucial, just in case the building is damaged or destroyed in the process.
Rebuilding or repairing a listed property involves much more care to detail and time compared to a standard home, so you want an insurance company who understands these complexities and the steps that need to be taken.
While more insurers are starting to offer cover for listed buildings, not all provide the comprehensive protection you need.
Specialist listed building insurance is designed to ensure you’re covered no matter the cost, and it also means you’ll have access to knowledgeable experts who can address your specific needs and details.
For example, if you find a leak in your listed property and need to remove floorboards or open up walls to fix it, the repair process will be more intricate and costly compared to a standard home.
You’ll need original materials and special techniques to restore things to their original state.
A standard home insurance policy might not cover these higher costs, leaving you potentially out of pocket.
The older the property, the more likely it is to need repairs that require special attention and materials.
That’s why insurance for historic buildings can come at a higher price, because you’re getting a higher level of protection.
How Howden can help
Through our strong relationships with selected insurers, we can help you find the right policy for your needs. Whether you’re looking for home insurance, contents insurance, or gadget and possessions insurance, speak to our team today. We’ll not only help to save you money but will ensure all your valuables are properly protected.
Also read: