What Can And Can’t You Do To A Grade II Listed Building?

Grade II listed buildings make up nearly 92% of all listed buildings, so if you have purchased a listed building, it is likely to fall into this category. They are subject to regulations because they are deemed to have special historical or architectural character. These laws guide and restrict what work can be done both internally and externally.

The age and character of the property is probably what tempted you to buy it in the first place, and many do make lovely and well-appointed places to live. However, they are mostly by their nature older structures, which might be in need of some renovation or adaptations to make them suitable for living comfortably and safely in. 

 Before starting on any work however, it is essential to have written permission from your local authority. Not to do so is a criminal offence, and you will be required to return the building to its original state at your own expense. You may face further penalties, such as a fine or even a custodial sentence. 

What about essential repair work?

It’s still best to seek consent, even if the work seems unavoidable to preserve the integrity of the building. They may stipulate that the repairs meet certain conditions, such as the use of similar materials, or lath & plaster techniques. In cases where something needs replacing, such as a window, you may be asked to have it refurbished instead.

Distinctive features, such as period fireplaces, should never be removed without permission, even if you think they are not worth renovating. It is always best practice to seek permission from the local authority, no matter what your personal opinion on the matter might be. 

If all this sounds off-putting due to the expense involved, you could research the grants available to restore or repair listed buildings. In some cases, the local authority may offer a small grant towards the cost of essential works. Historic England will consider applications for eligible buildings, although not all may be successful due to the high volume of demand. 

If you are turned down for a grant, there are some alternative sources you could try, such as the National Lottery Heritage Fund. However, they rarely offer funds to private homes, but there are a handful of other niche organisations to be found.

What if you want to extend the building?

Permission to extend the building might sound impossible to obtain, but this is not always the case. The regulations are there to make sure that any changes are in keeping with the character of the building and the surrounding environment, rather than to preserve it in its exact original state.

To ensure the best chance of gaining permission for an extension, its best to have the plans drawn up by a professional architect who has some experience of working with listed buildings. Remember that any small changes to the original plan, or unforeseen changes that need to be made to the existing building, will need a fresh application of consent.