Repairing a roof on a listed building or in a conservation area

When you need listed building consent

You need listed building consent for work that affects the character of a listed building. This covers the outside and the inside.

Cotswold District Council says small-scale, like-for-like repairs may not need consent. It says that extensive repairs, or work that replaces elements, might need it. A change of roof material, new roof lights, or the removal of a chimney usually needs consent.

The listing also covers most attached structures and buildings in the historic curtilage, such as old barns and garden walls.

Step by step

Follow these steps before you agree a price with a roofer.

• Check if the building is listed. Search the National Heritage List for England on the Historic England website.
• Check if it is in a conservation area. Cotswold District Council publishes conservation area maps. Other councils have similar maps.
• Get a roofer to inspect and write a short report with photos.
• Ask the council for advice. Cotswold District Council offers a pre-application advice service, which can have a charge.
• If consent is needed, apply and wait for the decision before work starts.
• Agree a written method that matches the consent, and keep a copy with your house papers.

Conservation areas

In a conservation area, a house that is not listed has fewer controls. Like-for-like roof repairs usually need no permission.

Some areas have an Article 4 direction. This can remove some permitted development rights, such as changing the roof material. Ask your council what applies to your street.

Urgent repairs on a listed roof

You can make an urgent repair to a listed roof without waiting for consent, within limits. The law gives a defence for work that is urgently necessary for safety or to protect the building.

The work must be the minimum needed, such as a temporary cover. You must give the council written notice that explains the work, as soon as you can. Keep photos from before and after.

Plan the permanent repair with the council afterwards.

Building Regulations and listed roofs

Re-roofing a listed building is still building work. GOV.UK lists replacing roof coverings as work that can need building regulations approval.

Part L guidance covers work to more than half of a roof. In that case, the whole roof should meet the insulation standard where this is practical. For listed buildings and buildings in conservation areas, the work need not meet the standard in full if that would unacceptably change their character. Building control should consider the conservation officer's advice.

The NFRC Competent Person Scheme cannot self-certify roofs with true historic details, such as wooden pegs, torching or riven laths. In that case, the roofer or you apply to building control.

Historic England publishes guidance on insulating roofs in historic buildings. Read it before you agree to add insulation.

When to call a roofer

Call a heritage roofer early, before you contact the council. Their report helps the conservation officer understand the problem.

Ask to see listed roofs they have worked on. Ask if they will write a method statement. Our page on listed and heritage roofs lists local firms that say they do this work.

Bats often roost in old roofs, and they are protected by law. Ask about a bat survey early, because surveys can only happen at certain times of year.

What it may cost

Heritage work can cost more because it uses traditional materials and slower methods. Consent and surveys can add time.

Our guides Cotswold stone roof cost and Re-roofing cost explain what changes the price.

Questions

Sources