Listed
Building Surveys

We are mindful that every building is unique and that it is likely to have been subject to later alterations using materials and techniques that can sometimes have unintended consequences.

We take great care to identify and record historically or architecturally significant fabric and explain the cause and implication of any defects that may be present.

Nearly all listed building surveys will be non-destructive. Our training and experience allows us to provide a balanced realistic assessment of the risks posed by the potential presence of latent defects, and advise whether further destructive surveying may be appropriate.

“We understand that different building phases can have very specific age related defects, and that what may be considered a defect in one building, may be a normal characteristic in another”.

When carrying out listed building surveys on historical buildings we look carefully for signs of unauthorised or badly executed repairs and alterations and alert you to the legal and practical consequences. Importantly, a survey also includes a desktop planning audit. This involves researching the historic environment records and Planning Authority records to see whether any applications for planning permission or listed building consent have been submitted. Armed with this information we have a good idea of what the building should look like when we arrive for the inspection.

It is important to keep in mind that there may be a requirement to remove or make good any alterations that have not received listed building consent or have not been executed in accordance with the approved specifications or conditions. If alterations were made after the building was listed, regardless of who made the alterations, you as the incoming owner become fully liable.

Your legal representative, usually a conveyancer, will issue a TA6 form to the vendor. This includes questions regarding any alterations or repairs that have been carried out. Unfortunately this cannot guarantee that the property is free from illegal alterations. Commissioning a listed building survey from a qualified surveyor such as Nicholson Price Associates ensures that the possible presence of unauthorised alterations has been thoroughly investigated.

Our listed building surveyor’s reports are bespoke, clear, concise, and provide well informed and pragmatic options for dealing with any defects. Our conclusions and recommendations are based on sensitive and intelligent surveying. We understand the expected performance standards for the type and age of the building being inspected. In most cases we avoid deferring to others on important issues, and ensure that our clients receive the most comprehensive report possible.

What is a Listed Building?

A listed building is a building that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest. The list is maintained by Historic England in England, Cadw in Wales, and Historic Environment Scotland in Scotland. Listed buildings are protected by law, and any alterations or renovations to them must be approved by the relevant authority.

Listed buildings are graded according to their significance. Grade I buildings are of exceptional interest, Grade II* buildings are particularly important buildings of more than special interest, and Grade II buildings are of special interest, warranting every effort to preserve them.

Why do you need a Listed Building Survey?

There are a number of reasons why you might need a listed building survey, including:

• To sell or rent your property: If you are selling or renting a listed building, you will need to provide a survey to the buyer or tenant. This will help them to understand the condition of the building and the potential costs of repairs or maintenance.
• To obtain planning permission: If you want to make any changes to a listed building, you will need to obtain planning permission from the local authority. The planning authority will use the results of the survey to assess the impact of your proposed changes on the building.
• To insure your property: Many insurance companies will not insure listed buildings without a survey. The survey will help the insurance company to assess the risk of damage to the building and to set the appropriate premium.
• To make informed decisions about repairs or improvements: If you are considering repairs or improvements to a listed building, it is important to have a survey to understand the condition of the building and the potential costs of the work.

What is included in a Listed Building Survey?

A listed building survey will typically include the following:

• An inspection of the exterior of the building: This will include the roof, walls, windows, and doors. The surveyor will look for signs of wear and tear, damage, or defects.
• An inspection of the interior of the building: This will include the floors, ceilings, walls, and fixtures. The surveyor will look for signs of wear and tear, damage, or defects.
• A review of the building’s history and construction: The surveyor will look for information about the building’s original construction materials, methods, and design. This information can be helpful in identifying potential problems and making recommendations for repairs or improvements.
• An assessment of the building’s condition and any defects or problems: The surveyor will assess the condition of the building and identify any defects or problems. The surveyor will also provide an estimate of the cost of repairs or improvements.
• Recommendations for repairs or improvements: The surveyor will make recommendations for repairs or improvements to the building. The recommendations will be based on the surveyor’s assessment of the building’s condition and the cost of repairs or improvements.

How much does a Listed Building Survey cost?

The cost of listed building surveys will vary depending on the size and complexity of the building, the location. Please contact us using the form on this page for a no obligation estimate of your survey.

What is a Listed Building Surveyor?

A listed building surveyor is a professional who specialises in the surveying of listed buildings. They have expertise in building conservation, historic architecture, and building materials, which allows them to assess the condition of a listed building, identify any defects or areas of concern, and provide advice on how to preserve the building’s historic fabric. They can also help you understand the restrictions and regulations surrounding listed buildings.

Listed building surveyors such as Nicholson Price Associates can be employed by individuals or organizations that own listed buildings, as well as by local authorities, heritage organizations, and conservation bodies.

Why Should I Hire a Listed Building Surveyor?

There are several reasons why hiring a listed building surveyor is essential. Firstly, they have the expertise and knowledge to identify any defects or areas of concern that may not be immediately obvious. They can provide you with advice on how to address these issues, which can save you time and money in the long run.

Secondly, they can help you understand the restrictions and regulations surrounding listed buildings. This can be particularly useful if you are planning any alterations, extensions or renovations to your property. A listed building surveyor can provide you with guidance on what is and isn’t allowed, and help you ensure that your plans are in compliance with the regulations.

Thirdly, hiring a listed building surveyor can give you peace of mind. By having a comprehensive survey conducted, you can be confident that you understand the condition of your property and any potential issues that may arise.

What happens after you have a Listed Building Survey?

Once you have had a listed building survey, the surveyor will provide you with a report that will include the following:

• A description of the building’s condition.
• An assessment of the building’s defects or problems.
• Recommendations for repairs or improvements.

You will then need to decide whether to implement the surveyor’s recommendations. If you do not implement the recommendations, you may be liable for any damage that occurs to the building in the future.

Managing a Listed Building

A listed building survey is an important step in owning or managing a listed building. The survey will help you to understand the condition of the building and to make informed decisions about repairs or improvements. If you are considering buying, selling, renting, or making changes to a listed building, it is important to have a survey carried out by a qualified surveyor.

What are the benefits of having a Listed Building Survey?

There are many benefits to having a listed building survey, including:

• Peace of mind: Knowing the condition of your listed building and what repairs or improvements are needed can give you peace of mind.
• Reduced costs: By identifying and addressing any problems early on, you can reduce the cost of repairs or improvements in the future.
• Increased value: A well-maintained listed building is more likely to be worth more than one that is not.
• Improved safety: A listed building survey can identify any potential safety hazards and recommend ways to mitigate them.
• Compliance with planning regulations: If you are planning to make any changes to your listed building, you will need to obtain planning permission from the local authority. A listed building survey can help you to understand the planning requirements and to make sure that your proposals are compliant.

If you are considering buying, selling, renting, or making changes to a listed building, it is important to have a survey carried out by a qualified surveyor. A listed building survey can provide you with the information you need to make informed decisions and to protect your investment.

Further Reading including more information at the Listed Building Owners Club: https://www.lpoc.co.uk/

Why Choose Nicolson Price Associates?

Surveying listed buildings requires experience and academic training. Some buildings have long and ambiguous architectural developments spanning several centuries. Establishing what is a normal characteristic and what is a serious defect is one of the key skills of listed building surveyors. When to intervene, monitor or simply do nothing and explain the reasons are important requirements.

We have worked exclusively with Listed and Historic Buildings for almost twenty years. We have high level academic training which has allowed us to develop a strong reputation as one of the leading historic building practices in Northern England and Wales.

We are a family business with a low-cost business model providing high quality competitively priced listed building surveys.

See Meet the Team for Consultant Profiles.