Owning a listed property

Once in a while, a property comes on to the market with a certain something that sets it apart from the rest. It could be thatched, of historic interest, situated in a conservation area or, if you're lucky, a combination of all three. If so, the chances are it will be listed - most often Grade II, sometimes Grade II* or possibly even Grade I. 

If you are thinking of buying, or have just purchased a listed property, you may find the following information useful, especially if you are considering making changes to your home. 

What is a listed building?

All buildings constructed prior to 1700 are listed providing they still resemble anything close to their original condition. Those built between 1700 and 1840 are also listed, albeit selectively, whereas those dating from 1840 to 1914 are only listed due to their architecture or any other particularly notable features.

Listed buildings are included on a national register to signify their architectural or historical importance. Therefore, owners of these properties have a responsibility to maintain their original style and character.

There are different levels of listed property. Not many people own grade I listed buildings as these tend to be national heritage sites such as cathedrals, manor houses and university colleges (see Liverpool Anglican Cathedral right). Grade II listed buildings are more likely to be on the market to buy (see example below) however, the above responsibility still applies.

Before buying a listed property there are a number of points to consider. Providing you like the house almost exactly as you see it there shouldn't be any problems. However, if you want to make changes, be prepared to have all plans inspected closely by a Conservation Officer. It may come as a surprise that listed protects the complete building both inside and out, the area immediately surrounding it and even any extensions previously added. Before buying, you should also ensure that any work carried out by the current owner has had Listed Building Consent (LBC).

Getting Listed Building Consent

Never risk carrying out anything other than simple repairs and general property maintenance without first obtaining Listed Building Consent (LBC). Having an enforcement notice served on you is an expensive business and unauthorized alterations will prove a major problem if you ever decide to sell.

Should you become a listed property owner and decide you would like to carry out some work, first and foremost make an appointment to see a Conservation Officer. Only then will you discover if your proposed plans are appropriate. It's also worth checking to find if there are any specific features that underpin the listed status of the property. If so, this can be expected to be completely non-negotiable in terms of modifications. On the other hand, other features or areas of the property which are perhaps seen as less important, may be more likely to gain consent for changes.

However, the good news is that all alterations and extensions that have been granted consent are VAT exempt. At present no fees are involved in obtaining Listed Building Content.

While Conservation Officers have the ongoing welfare of the building at heart, they fully appreciate that owners will need to adapt their properties to suit 21st century living with appropriate bathrooms and kitchens. As for extensions and more major changes, each case is considered individually. Depending on a whole host of considerations, it may be that the Conservation Officer will rule that an extension has to be built of exactly the same materials and to the same style as the original building, whereas in completely different circumstances he or she may state exactly the opposite so that it's clear that the new build looks exactly that.

Always seek specialist advice when insuring a listed building. The cost of repairs, should anything untoward happen, will naturally be more expensive than with a modern house as the Conservation Officer will need to ensure that the correct traditional materials and craftsmanship are used to reinstate 'like for like'. Therefore, make sure you have adequate listed property insurance in place. Mainstream insurance providers may not cover your home if it is listed, so you may need to visit a specialist home insurance provider.

Estate agents often find that listed buildings attract more publicity and therefore more viewings than non-listed properties. Some people are even drawn to buying them as they feel a certain amount of kudos comes with owning one. Listed status can be seen as a third party endorsement that your property is interesting and attractive.

Generally speaking, being listed doesn't necessarily make the property more or less expensive than a similar non-listed example. The only exception would be if the property included an attached structure or feature that required regular expense for maintenance but that wasn't of direct benefit to the owner. If this was the case it could lower the asking price significantly.

Further information

* The Listed Property Owners Club was formed in 1993 and has over 19,000 members. It holds an annual Listed Property Show in London and provides practical advice and information for homeowners looking to restore or refurbish their properties. Visit www.lpoc.co.uk.

* To search for information on specific listed buildings online visit www.heritagegateway.org.uk