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Heritage Consultancy Services · Listed Building Survey & Repair Advice

Listed building survey and repair advice, done properly.

Historic buildings need specialist knowledge. The construction methods and materials used in listed buildings differ fundamentally from modern construction, and inappropriate repairs can make problems worse. We survey the building, identify what’s wrong, and tell you how to fix it without harming the fabric.

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We respond within one working day leading to a no obligation outline approach.

Damp, timber decay, and structural movement are common in listed buildings. So are the inappropriate repairs that made them worse. The survey comes before the works.

We provide detailed condition reports identifying defects and the right approach to each one — using materials and methods appropriate to the building’s historic character. We also advise on which works require listed building consent before they begin.

When you need specialist advice

The situations that need expert input.

1.

Damp and moisture problems

Damp in a historic building is rarely what it looks like. Rising damp, penetrating damp, and condensation each have different causes and different solutions. Modern damp-proofing products are often inappropriate and can accelerate decay. A specialist survey identifies the source correctly before works are specified.

2.

Timber decay and structural movement

Rot, beetle infestation, and structural settlement are common in older buildings and require careful diagnosis before intervention. Inappropriate structural repairs — particularly those using modern materials — can transfer loads in ways the original fabric was never designed to carry.

3.

Pre-works condition assessment

Before any repair programme begins on a listed building, a condition assessment establishes a baseline, identifies constraints, and confirms which elements require listed building consent. This protects the owner and informs the specification.

What we provide

A survey and advice service built around the building.

1.

Condition survey

A thorough inspection of the building fabric, identifying defects and their causes. We assess damp, timber condition, structural movement, and the condition of historic materials — stonework, brickwork, lime render, joinery, roofing. The survey is carried out by a consultant with direct experience of historic buildings.

2.

Repair advice

A clear, prioritised set of recommendations for addressing what we have found — specifying appropriate materials and methods, and explaining why they are right for the building. Where works are straightforward, we say so. Where specialist contractors or further investigation are needed, we say that too.

3.

Listed building consent guidance

We identify which of the proposed repairs require listed building consent and which can proceed as like-for-like maintenance. Where consent is needed, we advise on the process and can prepare the application and supporting heritage impact assessment.

4.

Liaison with local authority

Where the scope of repair works is uncertain or contentious, early engagement with the conservation officer saves time and cost. We can lead that conversation on your behalf.

What to expect

From instruction to report.

i.

The survey

We carry out the site inspection within two to three weeks of instruction in most cases. The report follows within two weeks of the visit. For larger or more complex buildings, we agree the timeline at the outset.

ii.

Follow-on advice

Where repair works are phased over time, we can remain engaged across the programme — reviewing specifications, advising on contractor queries, and confirming when works are complete and satisfactory.

Timeline depends on the scale of the building and access requirements. We’ll confirm a programme within 24 hours of your enquiry.

Recent work

A listed building survey in practice.

Project image: Nash Court
Grade II* Kent

Nash Court

A Grade II* manor house in Kent. A long-term plan for a building with five centuries of significance.

A Conservation Management Plan covering the principal house, curtilage outbuildings and historic landscape. Two listed building consent applications have followed adoption of the plan, both granted, with a continuing programme of fabric repair underway.

Read the full project →

Browse survey and repair projects by

Grade I Grade II* Grade II All projects Residential Historic estates

Common questions

Listed building survey FAQs.

Do I need a specialist to survey a listed building?
Yes. Historic buildings behave differently from modern ones and require a surveyor with direct experience of the materials and construction methods involved. A standard homebuyer’s survey or a structural engineer’s report will rarely identify the causes of problems in an old building correctly, and can lead to specifications that make things worse.
What is the difference between a condition survey and a structural survey?
A condition survey covers the overall state of the building fabric — identifying defects, their likely causes, and the works needed to address them. A structural survey or structural engineer’s report focuses on load-bearing elements and structural integrity. For listed buildings, both may be needed for significant repair programmes, and we can advise on what is required for your situation.
Which repair works on a listed building need listed building consent?
Like-for-like repairs using matching materials generally do not need consent. Works that change the character of the building — replacing lime mortar with cement, installing insulation, replacing historic joinery with new — require consent even where the intention is repair rather than alteration. We identify this clearly in our advice.
Can inappropriate repairs to a listed building be reversed?
Sometimes, but not always without harm to the fabric. Cement pointing, for example, traps moisture behind it and when it is removed the original stonework or brickwork may be damaged. The sooner inappropriate repairs are identified and replaced with correct materials, the less harm is done. If you have inherited works that concern you, speak to us before doing anything further.
What are the most common problems in listed buildings?
Damp in its various forms is the most frequent, followed by timber decay — usually consequential on unresolved damp. Inappropriate previous repairs are a factor in the majority of buildings we survey. Structural movement is less common but more serious where it occurs.
Do you work across the whole of the UK?
Yes. We carry out surveys and provide repair advice for listed buildings across England and Wales. Most of our work is in the South East and London, but we take instructions nationally.

Get in touch

Tell us about the building. We’ll tell you what’s involved.

Most enquiries get a written outline approach within 24 hours. Working in London? Meet our heritage consultants in London.

Speak To Our Team Or call our team on 0330 0880 984
What to send

To get a fast outline approach, share:

  • The address of the building
  • The nature of the problem or the works you’re considering
  • Any survey or report you already have
  • Whether listed building consent has been discussed