The right contractor for a listed home is one who can show you comparable work on older buildings, explain who is responsible for each part of the project and price the same scope as everyone else you are considering. A general claim of heritage experience is not enough. This guide explains what to check, and how the consent rules in England affect who does what.
Understand when consent is needed
According to Historic England, you need listed building consent for alterations, extensions or demolition that would affect the building's character as a building of special architectural or historic interest. This can apply to any part of the house covered by the listing, including interiors, and may also apply to other buildings on your land. Not every job needs consent, but the test depends on your building, so it should not be guessed.
Historic England advises checking with your local authority conservation officer before you start. Carrying out unauthorised work to a listed building is a criminal offence, and the planning authority can require work done without consent to be reversed.
Remember the other approvals
Listed building consent does not replace other permissions. Planning permission may also be needed, and Historic England recommends applying for both at the same time where both apply. Listed buildings are not exempt from building regulations, although some approved documents recognise the needs of historic buildings. Ask any contractor how they will work with whoever is handling each approval.
Test real, comparable experience
Historic England notes that skills in modern building methods alone are not enough for older buildings. It suggests that, before appointing anyone, you:
- ask around locally for recommendations
- search the registers of construction trade associations
- go and look at other jobs the builder has completed
- check references
- ask about training and qualifications
When you visit past work, ask what the builder did themselves, what was subcontracted and who specified the repairs.
Agree who is responsible for what
On a listed home, it matters who designs the work, who prepares the information for consent and who makes decisions on site. Historic England says that if you appoint an architect or surveyor, they should help find a suitable builder. Agree in writing who handles drawings, specifications and contact with the council, and how changes found on site will be raised before any work goes ahead.
Compare quotes for the same scope
Give each contractor the same drawings and specification. Citizens Advice suggests getting written quotes with a fixed total, a breakdown of work and materials and a clear statement of what is included. A much lower price may mean the trader is not quoting for the same work. Materials and methods should follow what is specified and approved for your building, rather than a general assumption.
Check insurance for the actual work
Ask to see the contractor's insurance, such as public liability and, where relevant, contractors' all-risk cover, and check it will not lapse before the work ends. Contact your own buildings insurer, describe the actual scope of work and ask them to confirm in writing what is covered during and after the project.
Next step
If you are renovating a listed home, start by confirming what consent is needed, then use these checks to compare contractors on the same basis.
