Listed buildings, or those in conservation areas, need specialist care and require the use of traditional materials and techniques, as well as expert knowledge on restrictions regarding amendments and alterations. Alterations to historic buildings often result in requirements for recording as part of the planning and development process. We have extensive experience in producing the necessary surveys and reports.
Whether the listed property you own or are planning to purchase is Grade I, Grade II* or Grade II, we can advise on the advantages and disadvantages, processes and pitfalls of owning or buying a listed or historic building. We can advise on building and maintenance work you should and should not carry out on your property, giving details of materials and traditional techniques which should be adhered to, to ensure the property is in a good state of repair and well-maintained.
We have a particular passion and interest in dealing with historic and listed buildings and are longstanding members and supporters of SPAB. We can provide tailor-made structural building surveys to assist with your important decision to buy a heritage-listed building. 
Listed-Building & Conservation-Area Surveys: Why Specialist Advice Matters — And How We Deliver It.
When a property appears on the National Heritage List for England, it becomes legally protected — inside, outside, and within its curtilage. In simple terms, "listing" means that the building is on a national register as a property of architectural or historic importance or interest. Its unique style and substance give it exceptional character, signalling its national significance. The specific grade (Grade I, Grade II*, or Grade II) denotes its level of significance, but it's crucial to understand that all grades carry the same baseline duty: the owner has a fundamental obligation to keep the building in good repair and to preserve its special character.
Contrary to popular belief, this protection extends to all parts of the building, both inside and out, plus the area immediately around the building, including outbuildings within its curtilage. This applies to all grades, including Grade II. These properties, or those in conservation areas, require specialist care and the use of traditional materials and techniques. They also demand expert knowledge on the numerous restrictions regarding amendments and alterations. Andrew McColl and the AMSurveys team have a particular passion and interest in dealing with historic and listed buildings and are longstanding members and supporters of SPAB (the Society for the Protection of Ancient Buildings).
What “Listing” Really Means for Owners
Any change to a Listed Building—be it a window, a roof tile, or even the exterior wall colour—may require Listed Building Consent (LBC) from the local council. You may well be able to alter some of the building's layout, update a kitchen or bathroom, or even add an extension, but you should never assume so. The local council employs a “Conservation Officer” who will grant (or withhold) permission to make changes. This officer will become a very important person in the new owner’s life; it is well worth having a chat with this person at an early stage of the process, as our reports can only reflect the property's condition on the day of inspection, without knowledge of past unauthorised changes.
Crucially, unauthorised works are a criminal offence and are never time-barred; new owners inherit the liability for any work carried out by previous owners that did not meet the conservation officer’s conditions and standards. There is no specific duty on property owners to maintain their buildings in a good state of repair (though it is clearly in their interests to do so). However, the Local Planning Authority does have powers to take action if it considers that a historic building has deteriorated to the extent that its future preservation may be at risk. Under Section 54 of the Planning (Listed Buildings and Conservation Areas) Act 1990, they may serve a notice requesting the owner to undertake necessary preservation works. If the owner fails, the authority can execute the works and recover costs. Under Section 48 of the same Act, a repairs notice can be served, specifying works for preservation, not just urgent ones. If works aren't done within two months, compulsory purchase order proceedings can commence (under Section 47). The authority will always try to work with owners to find the best way forward, as the primary concern is the building's upkeep and retention. If you carry out unauthorised work or do not follow approved plans, you will be in contravention of the Act, potentially facing enforcement, reinstatement costs, and prosecution.
Why You Need a Specialist Survey
Listed building fabric hides inherent quirks that standard surveys often miss. These can include complex considerations like lime-plaster breathability, historically pegged rafters, hidden tie bars, and original drainage systems. Additionally, listed properties often present non-standard moisture profiles where "damp" may not always signify a defect but rather reflect the building's natural behaviour. A specialist surveyor is also adept at identifying past interventions that may have breached consent, which could trigger an enforcement notice from the local authority.
Our heritage inspections are designed with these unique challenges in mind:
- Traditional-materials lens: We identify the correct use of materials like lime vs. cement, historic joinery, and original glass, providing accurate repair specifications that satisfy conservation officers.
- Consent audit: We cross-check visible alterations against local Listed Building Consent history, alerting you to inherited illegal works before you buy.
- Recording-ready photography: Our 80–120 captioned images meet typical planning-recording conditions for future projects, proving invaluable documentation.
- Tailored maintenance plan: We provide specific advice on maintenance cycles (e.g., lime-wash), chimney flaunch repairs, and sash window overhauls, helping you budget realistically for stewardship.
Andrew’s Heritage Credentials
Andrew’s personal credentials reinforce AMSurveys’ deep expertise in heritage properties:
- RPSA Chairman: Andrew helped draft the Residential Property Surveyors Association’s heritage inspection standard, demonstrating his direct influence on industry best practice.
- SPAB Supporter & Course Alumnus: His commitment to the Society for the Protection of Ancient Buildings, an organisation dedicated to the philosophy of “repair not replace,” underlines his passion for conservation.
- CABE Chartered Andrew combines structural understanding with detailed fabric expertise, essential for complex historic buildings.
- True experts with the team: Darren, Mike and Dr Arran also have a true passion for such building, Darren wins as he lives in a Grade 2 listed building in Great Dunmow.
Key Planning Facts to Remember & Common Pitfalls.
When considering a listed building, remember that consent covers all fabric – this includes interior walls, staircases, fireplaces, and even modern inserts. Unauthorised works carried out by a previous owner become your problem as the new owner. The council can issue a repairs notice (under Section 48, 1990 Act) or an urgent works notice (under Section 54, 1990 Act). Early dialogue with the conservation officer and a heritage architect saves significant time and architect fees, preventing costly issues down the line.
Typical unauthorised works that we frequently see and their likely expensive remedies include:
- uPVC windows in sash openings: Likely remedy is removal and reinstatement of timber sashes to the original profile.
- Cement pointing on soft brick: Requires cutting out and repointing in appropriate lime mortar.
- Velux rooflights on the principal slope: Often require removal, re-slating of the roof, and a search for low-profile heritage-approved alternatives.
- Internal alterations: Examples like new openings or removal of internal walling often require reinstatement.
- Removal of internal doors or alterations to staircases: These often need to be reversed at the owner's expense.
- External re-painting in a different colour: May require repainting in an approved traditional colour.
Reinstatement is expensive and inconvenient. Carrying out unauthorised works to a Listed Building is a criminal offence, potentially resulting in enforcement proceedings, requirements to make good damage, or prosecution. Solicitors’ searches will highlight all Listed Building Applications made, and failure to follow correct procedures can delay or jeopardise the sale of the property.
Specialist Advice & Useful Heritage Links
It is paramount to obtain expert advice when considering alterations and repairs to Listed Buildings. You are strongly advised to use the professional services of architects and surveyors who specialise in historic buildings. Surveyors can provide advice on the structural condition of the building's fabric and works required for its maintenance and repair. Architects provide similar advice but are particularly important where alterations and repairs affect historic detail and design. In both cases, find a consultant who specialises in your type of historic building.
The following specialist organisations and interest groups can provide detailed advice or put you in touch with local specialists:
- English Heritage: www.english-heritage.org.uk
- Royal Institute of British Architects (RIBA): www.riba.org
- Royal Institution of Chartered Surveyors (RICS): www.rics.org.uk
- The Georgian Group: www.georgiangroup.org.uk
- The Victorian Society: www.victorian-society.org.uk
- Society for the Protection of Ancient Buildings (SPAB): www.spab.org.uk
- Institute of Historic Building Conservation (IHBC): www.ihbc.co.uk
- The Building Conservation Directory: A source for finding specialist products and services
- Also see the Leasehold Property Owners Confederation (LPOC) for listed building survey advice:
https://www.lpoc.co.uk/help-advice/listed-building-surveys/
Ready to protect your piece of history? Contact AMSurveys for a no-obligation chat. We’ll recommend the right level of survey, outline consent risks, and give you realistic stewardship costs before you sign on the dotted line.
