In short
A listed building is protected for its special architectural or historic interest. In England, section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990 forbids works to demolish, alter or extend it “in any manner which would affect its character” unless they are authorised, which means listed building consent from the local planning authority. Doing such works without consent, or breaching a condition of the consent, is a criminal offence, punishable by up to 2 years’ imprisonment or a fine on indictment (section 9). Before buying, check which past works had consent.
What listing covers
Listing usually covers far more than the façade.
| Nation | What the listing includes | Grades |
|---|---|---|
| Scotland | The interior as well as the exterior, extensions and attached structures; unattached structures within the curtilage are also listed (Historic Environment Scotland) | Categories A, B and C; around 47,000 listed buildings |
| Northern Ireland | The complete interior and exterior, and possibly fixtures and free-standing objects within the curtilage (Department for Communities) | A, B+, B, B1 and B2; controls apply equally to all grades; over 9,100 listed buildings |
| England | Section 7 controls works affecting the building’s character as a listed building | Historic England’s website, which keeps the list, could not be opened by Payotte on 21 October 2026 |
| Wales | The 1990 Act has been amended by the Historic Environment (Wales) Act 2023, with changes in force from 4 November 2024 | Cadw’s website was under maintenance when Payotte checked on 21 October 2026 |
Listing does not change who owns the building: Historic Environment Scotland notes that “it remains the property of its owner”.
Works that need consent (England)
The test in section 7 is whether the works would affect the character of the building as one of special interest. Demolition, alteration and extension are all covered. The planning department of the local council is the main point of contact, as Historic Environment Scotland also says for Scotland.
The emergency defence. Section 9(3) gives a defence only if all four conditions are proved: the works were urgently necessary for safety, health or the preservation of the building; repair or temporary support was not practicable; the works were limited to the minimum measures; and written notice justifying them was given to the planning authority as soon as reasonably practicable.
Penalties
| Conviction | Maximum penalty (section 9(4)) |
|---|---|
| Summary (magistrates) | Up to 6 months’ imprisonment, a fine, or both |
| On indictment (Crown Court) | Up to 2 years’ imprisonment, a fine, or both |
In setting the fine, the court must consider any financial benefit the person gained from the offence (section 9(5)).
If consent is refused
GOV.UK says you can appeal if you disagree with the decision, or if no decision was made within 8 weeks (13 weeks for a major development). You must appeal within 6 months, online, and there is no fee. Only the person who applied can appeal.
Checks before you buy
- Confirm the listing and read the list entry, including what is covered within the curtilage.
- Ask the seller for every consent granted for past works, with the drawings and conditions.
- Compare the building with the consents. Replaced windows, removed walls or new extensions without consent are a question to put to your conveyancer before exchange.
- Commission a suitable survey, from a surveyor experienced with historic buildings: see home survey levels.
- Budget for maintenance with materials and methods suitable for the building.
What it costs
There is no fee for appealing a listed building consent decision (GOV.UK). Payotte did not find an official fee for the consent application itself on the pages read; ask the local planning authority. Repair and survey costs depend on the building.
Which professional to consult
A conveyancer checks consents and raises enquiries with the seller. A surveyor assesses condition and past alterations. See also property searches, the energy performance certificate and buying a home in England.
Frequently asked questions
Do I need consent to change a listed building?
In England, yes, for works to demolish, alter or extend it in a way that would affect its character: section 7 of the 1990 Act.
Is it a crime to alter a listed building without consent?
Yes. Section 9 makes it an offence, with up to 2 years’ imprisonment or a fine on indictment.
Does listing cover the inside of the house?
In Scotland and Northern Ireland, the official bodies say the listing covers the interior as well as the exterior.
Can I appeal if listed building consent is refused?
Yes, within 6 months of the decision, online and free, if you made the application.
What are the listing grades in Scotland?
Categories A, B and C, according to Historic Environment Scotland.
General information drawn from the official sources cited and dated on this page. It is not legal, tax or financial advice: for your own situation, ask a licensed professional.
More guides on buying
- Buying a home in England: the steps, offer to registration
- Buying a home in Northern Ireland: process and registers
- Buying a home in Scotland: Home Report, offers and missives
- Buying a new-build home: reservation, snagging and warranties
- Buying a second home: SDLT, ADS and LTT higher rates
- Coal mining searches when buying a home in the UK: reports, costs and subsidence claims
- Conveyancing explained: who does it and what it covers
- Exchange and completion: when you are bound to buy
- First registration of unregistered land in England and Wales
- First-time buyer relief: England, Scotland and Wales
- Flood risk when buying a home: maps, zones and Flood Re
- Gazumping and gazundering in the UK: why they are legal before exchange and how to protect yourself
- Home survey levels 1, 2 and 3: which one to choose
- Japanese knotweed and buying a home: the legal position
- Joint tenants or tenants in common: buying a home together
- Land Registry fees in the UK: Scale 1, Scale 2, Registers of Scotland and LPS compared
- Land Transaction Tax in Wales: rates, higher rates, 30 days
- LBTT in Scotland: rates, first-time buyers, ADS, 30 days
- Lease extension cost: how the premium is worked out (England and Wales)
- Leasehold and freehold: what you own, and 2024 reforms
- Missing planning permission or building regulations sign-off: what it means when buying
- Non-UK resident SDLT surcharge: the 2% and how to reclaim it
- Property searches when buying a home in the UK
- Restrictive covenants, easements and rights of way on a UK property
- Right to Buy: discounts, rules and where it still exists
- Stamp Duty Land Tax: rates, who pays and the 14 days
- Stamp duty refund on higher rates: reclaiming the surcharge after selling your old home
- The Home Report in Scotland: contents and your rights
- The title register: what it shows and how to get it
Sources
- Planning (Listed Buildings and Conservation Areas) Act 1990, section 7 (legislation.gov.uk) (consulted 21 October 2026)
- Planning (Listed Buildings and Conservation Areas) Act 1990, section 9: offences (legislation.gov.uk) (consulted 21 October 2026)
- Appeal against a listed building consent decision (GOV.UK) (consulted 21 October 2026)
- Listed buildings (Historic Environment Scotland) (consulted 21 October 2026)
- Listed buildings (Department for Communities, Northern Ireland) (consulted 21 October 2026)