Grade 2 Listed Buildings Restrictions

Written by

Emily Young

Content & Digital Marketing Executive

Reviewed by

Josie Shepherd

Senior Brand and Communications Manager

When buying a property, you may see it listed as a ‘Grade 2’. This means it comes with several additional restrictions that may inform your decision of whether to buy or look for other options. 

But what makes Grade 2 properties unique, and causes potential challenges when buying? 

In this guide, the property experts at Homeprotect explain what a Grade 2 listed building is and the certain restrictions that come with buying one.  

What Does Grade 2 Listed Mean? 

Buildings with a Grade 2 listing have been officially highlighted by the UK government as having significant architectural or historical interest. 

Because of their protected status, owners of Grade 2 properties may find themselves having a hard time navigating these restrictions. 

Restrictions for Grade 2 listed buildings 

Buildings listed as Grade 2 are subject to restrictions put in place to preserve their architectural and historical significance. 

These include: 

• Alterations: Any changes to the appearance or structure of a Grade 2 listed building require consent from a local planning authority. This also includes interior modifications, and changes to windows and doors or extensions. 
• Demolition: Grade 2 listed buildings cannot undergo full or partial demolition without consent, as even minor alterations could affect the building’s historical significance. 
• Change of Ownership: Additional permissions may be required when changing from different ownership types, for example, from a residential to a commercial property. This ensures the new owner doesn’t harm the building’s historical significance. 
• Maintenance: Owners of Grade 2 buildings must maintain the property in good condition. This means making sure any repairs preserve the original features. The use of materials or techniques that could damage the building’s character may lead to legal action. 
• Development Rights: A Grade 2 listed building doesn’t have the same development rights as a non-listed building. This means that many ‘typical’ home improvements will require government consent. 

How to check if a home is listed 

It can often be hard to tell if a home is listed as a Grade 2 property without guidance on where to look. Below is some advice on how to check if a home is a Grade 2 listed property: 

• Searching Online: Looking online can be a challenge if you have no idea where to start your search. Usually, the Historic England listing search tool, or your local planning authority’s website, is the best place to start. 
• Land Registry: If a property is registered with the Land Registry, you can request information that could indicate its listing status. 
• Local Planning Authority: Alternatively, contact your local planning authority directly, and they can confirm if the property is listed or provide additional information. 
• Property Deeds: Some property deeds may mention the listing status of your building. So, it’s important to review your deeds before attempting other means of checking. 

What is ‘curtilage’ in relation to listed buildings? 

The term curtilage refers to any land immediately surrounding a listed building that is considered part of the property. Any buildings or structure that pre-date July 1948 and are within the curtilage of a listed building are therefore treated as part of the listed property.  

Curtilage areas are important for understanding the architectural and historical context of a building.  

Why Is Curtilage Important? 

• Curtilage Boundaries: Curtilage exists within boundaries like physical walls, fences or hedges. It will often include hardens, yards or any other land directly around the building. 
• Other Structures: Any other structures within the curtilage of a building may also be subject to a Grade 2 listing. This may include outbuildings, coach homes and other significant structures. 
• Importance of Curtilage: Curtilage is important for preserving the area surrounding a Grade 2 listed building. Any changes to curtilage may impact the appearance or historical context of a property. 

How do you get a building listed? 

Listing a Grade 2 building legally requires property owners to follow several steps, including: 

• Initial Survey: Before applying for a Grade 2 listing, it’s important to make sure the building meets the criteria. This usually means the building needs to be over 30 years old, is of architectural interest and has historical significance. 
• Evidence: Next, contact your local planning authority to express interest in listing your building. Along with your listing, provide any photos, architectural drawings or other evidence of the property’s history. 
• Get Permission: Your information will be assessed by Historic England. They will evaluate the history of the building, including provided evidence and testimonials from historians or other experts. 
• Decision: You will receive a notification of the ruling once a decision has been made. 

Considerations when buying a Grade 2 listed building 

When buying a Grade 2 building, there are certain restrictions or limitations that may affect the viability of the property, depending on your intentions. These include: 

• Legal Issues: It’s important to note that consent from a local planning authority is required for any alterations, extensions and repairs of a listed building. If you’re intending to perform any extensive upgrades to the property, purchasing a Grade 2 building might be a challenge. 
• Maintenance Cost: Maintenance costs may be higher on Grade 2 properties due to the need for specialised materials and repair techniques. 
• Insurance: When buying a Grade 2 building, it’s important to use an experienced listed building insurance provider. Standard policies may not cover the specific risks associated with them. 
• Historic Features: Whether it’s a stately home or a Victorian terraced house, reserving the original features of a historical building may require careful planning, compliance with legal guidelines and additional costs. 
• Energy Efficiency: Energy efficiency upgrades may be limited due to rules around building preservation. This means your property may have a lower energy efficiency rating. 
• Community & Heritage Value: The property could play a role in the local community area heritage, which may enhance its value if you choose to sell the property in the future.  

Home Insurance for Historic Buildings

If your Grade 2 listed building is considered historic, then proper maintenance and rebuilding can often be expensive.  

At Homeprotect, we provide heritage building and contents insurance, giving you peace of mind that during maintenance. 

Renovating or extending a listed building 

When renovating a Grade 2 listed building, several planning regulations must be considered. These include: 

• Planning Consent: Extensions to a Grade 2 listed building require planning permission. Prepare any legal documentation, as it will help your case when applying to a planning authority. 
• Choose the Right Materials: Unusual building materials and traditional techniques may be required to put an extension on a Grade 2 listed building. Consulting a professional and researching what materials you may require is recommended. 
• Prepare for Delays: Before any build renovations can be done on a Grade 2 property, extensive research needs to be undertaken. It’s important to prepare for any significant delays in advance. Planning a buffer in your budget to account for delays is one way of ensuring that you can afford to maintain the property during these periods. 

Retroactive planning permission for listed buildings 

A listed building may have had extensive works completed without the necessary planning permission.  

You must declare this immediately and attempt to gain retroactive planning permissions to avoid potential legal repercussions. 

Important steps to follow include: 

• Catalogue Unauthorised Changes: It’s important to list any changes that were made to a building without consent and determine their impact on the building’s overall aesthetics. 
• Contact Planning Authority: Discuss the issue with your local planning authority, which can guide you on how to further obtain retroactive consent. 
• Possible Outcomes: If consent is given, there may be specific conditions that must be met, including further modifications and ongoing maintenance. If the application is refused, the local authority may consider actions to revert the building back to its original state. This could also involve legal procedures. ng home insurance for houses that are going through the probate process.