In short
A Grade II listed building has been officially recognised as being of special architectural or historic interest. Most changes that affect its character – inside or out – need listed building consent from the local council. It doesn’t stop you living in it, updating it sensibly or selling it, but it does mean taking more care.
Listed homes are some of the most characterful properties we sell. If you own one, or you’re thinking of buying one, here’s what the listing actually means.
The grades
In England, listed buildings are graded by Historic England:
- Grade I – buildings of exceptional interest; only a small percentage of listed buildings.
- Grade II* – particularly important buildings of more than special interest.
- Grade II – buildings of special interest. Over nine in ten listed buildings are Grade II, and it’s the grade most listed homes have.
Scotland (categories A, B and C) and Wales (grades I, II* and II) have their own similar systems.
What’s protected?
The listing covers the whole building, inside and out – not just the front, as many people assume. It can include:
- internal features such as staircases, fireplaces, panelling and plasterwork;
- original windows and doors;
- later additions to the building;
- outbuildings and walls within its grounds that pre-date July 1948.
You can check whether a building is listed, and read its listing description, on Historic England’s National Heritage List for England.
Do I need permission to make changes?
For any work that affects the building’s special character, you need listed building consent from your local planning authority – in addition to any planning permission or building regulations approval. This can include replacing windows, removing walls, changing a kitchen layout or re-roofing in different materials.
There’s no fee for applying for listed building consent. Carrying out work without it is a criminal offence – and the council can require unauthorised work to be reversed, even by a later owner.
Routine repairs using matching materials usually don’t need consent, but it’s always worth asking the council’s conservation officer first.
Buying a listed home
- Have a survey by someone experienced with older buildings.
- Ask for the paperwork for past alterations – consents, plans and approvals. Your solicitor will check this too.
- Look for specialist insurance, as repairs may need traditional materials and skills.
Selling a listed home
Gather the listing details and any consents for past work before you go on the market – buyers’ solicitors will ask for them. Listed homes often appeal to buyers looking over a wide area, so presentation and reach matter.
From experience
Listed homes are among our favourite properties to sell. The right buyers will travel for them, so great photography, a clear floorplan and marketing that reaches beyond the local area make all the difference.
This article is general guidance, not legal advice. For specific works, speak to your local council’s conservation officer.