What part of a listed building is listed?

The entire building is listed, including interior features, attached structures and sometimes curtilage structures within the boundary. Protection applies to the whole asset, not just the façade.

Can I delist or unlist my House

Delisting is possible but uncommon. An application must be made to Historic England, demonstrating that the building no longer meets listing criteria.

What happens if I don't have Listed Building Consent (LBC)?

Carrying out unauthorised works to a listed building is a criminal offence. Local Authorities can require reinstatement and may pursue enforcement action.

Can I alter or repair my listed building without consent?

Minor like-for-like repairs may not require consent. However, alterations affecting character almost always require listed building consent. Professional advice is strongly recommended.

What survey do I need for a listed building?

A RICS Level 3 Building Survey is typically recommended. If works are proposed, you may also require a heritage survey or heritage statement.

How much does a listed building survey cost?

Costs vary depending on size, complexity and condition. Heritage buildings generally require more detailed inspection and reporting.

How much does listed building consent cost?

There is no planning application fee for listed building consent in England. However, professional fees for surveys, drawings and supporting documentation apply.

What areas do you cover?

We provide heritage surveys and conservation consultancy across England & Wales, with strong regional coverage in Liverpool, Manchester and the North West.

An old English cottage that is an example of a listed building in the UK

HERITAGE CONSULTANTS
LISTED BUILDING SURVEYORS & ENGINEERS

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Preserving the past while enabling sensitive development

AMS Surveys offers specialist heritage consultancy services for owners, developers, architects, and planners working with listed buildings and heritage assets. Whether you're applying for planning permission, managing a restoration, or maintaining a historic property, our Heritage Building Consultants provide expert guidance at every stage.

Our services ensure compliance with heritage regulations, support planning applications, and help you navigate the complexities of working with historic structures across England and Wales.

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HERITAGE PROJECTS

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THE CHOSEN SPECIALIST LISTED BUILDING SURVEYORS

OUR HERITAGE CONSULTANCY SERVICES

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HISTORIC BUILDING SURVEYS

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STRUCTURAL INSPECTION SURVEYS

HERITAGE STATEMENTS & IMPACT ASSESSMENT

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DAMP AND TIMBER SURVEYS

HISTORIC BUILDING RECORDING

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LISTED BUILDING CONSENT SUPPORT

SPECIALIST HERITAGE CONSULTANCY FOR HISTORIC AND LISTED BUILDINGS

Specialist Guidance for Historic and Listed Buildings

At AMS Surveys, our Heritage Consultants are RICS chartered surveyors specialising in heritage, providing expert advice for the care, preservation, and development of historic and listed buildings. With in-depth knowledge of planning policy, architectural history, and conservation regulations, we support clients in navigating the unique challenges of working with heritage assets.

Whether you’re seeking planning consent, assessing structural condition, or recording the historic significance of a building, our consultants work closely with architects, developers, and homeowners to deliver compliant, sensitive, and informed outcomes.

Our Heritage Consultants Can Help You:

Understand the heritage significance of your property
Prepare detailed Heritage Statements and Impact Assessments
Manage Listed Building Consent applications
Identify and report on Heritage building defects specific to older structures
Undertake Historic Building Recording to planning standards

We balance the need for development and repair with the responsibility of preserving architectural heritage, ensuring your project moves forward without compromising historical value.

HERITAGE PROPERTY BLOG

Our practice is based in Liverpool, which we think is iconic, given that Liverpool has the most listed buildings outside of London. This gives us a wealth of experience, drawing on our heritage as expert custodians of building conservation to offer our clients the well-informed reporting they require. Read up on some of our most recent Heritage Projects here!

HERITAGE EXPERTISE UNDER ONE ROOF

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Historic buildings rarely fit neatly within a single professional discipline.

A project may begin with a Heritage Statement but subsequently require a building survey, structural investigation, measured drawings, repair specification or professional management of the works.

AMS SURVEYS brings these disciplines together within one building consultancy.

HERITAGE & CONSERVATION

Heritage Statements, significance assessments, Heritage Impact Assessments, Historic Building Recording and conservation advice help establish what is important about a building and how proposed change may affect its significance.

HISTORIC BUILDING SURVEYING

Our Chartered Building Surveyors assess the historic fabric, construction, condition, and defects, providing professional advice informed by an understanding of traditional buildings rather than indiscriminately applying modern construction principles.

BUILDING ENGINEERING & STRUCTURAL INVESTIGATION

Where cracking, movement or structural deterioration is identified, technical investigation can establish the nature and significance of the problem and inform an appropriate intervention.

ARCHITECTURAL & TECHNICAL DESIGN

For alteration, repair and refurbishment projects, our wider team can assist in developing practical proposals and technical information appropriate to the existing building.

MEASURED BUILDING SURVEYS

Accurate floor plans, elevations, sections and digital survey information can provide the existing-building record required by architects, designers, planning consultants and conservation professionals.

PROJECT & CONTRACT SERVICES

Where proposals progress into construction, AMS SURVEYS can assist with repair specifications, tendering, Contract Administration and project management, maintaining professional continuity from initial investigation through to completion.

WHAT'S THE PROCESS?

Research and background study: Gathering historical documents, maps, photographs, and other relevant information to understand the area's history and potential heritage resources.

Field Survey: Visiting the study area to physically inspect and document the heritage resources. This may involve taking photographs, making sketches, and recording detailed descriptions.

Documentation: Compiling detailed reports and records about the identified heritage resources. This includes historical information, architectural details, significance assessments, and recommendations for preservation or conservation.

Assessment of Significance: Evaluating the historical, cultural, architectural, and archaeological significance of each resource. This often involves applying established criteria or guidelines.

Recommendations: Based on the assessment, the survey report may include recommendations for preservation, restoration, adaptive reuse, or other measures to protect and manage the heritage resources.

OUR PROJECTS

BUILDING SURVEYS

WHY SPECIALIST HERITAGE ADVICE MATTERS

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PROTECT WHAT MAKES THE BUILDING SIGNIFICANT

Understanding significance helps distinguish the elements of greatest architectural or historic importance from areas where sensitive change may be possible.

REDUCE PLANNING RISK

Identifying heritage considerations early allows proposals to respond to them before substantial resources are committed to design and planning.

AVOID INAPPROPRIATE REPAIRS

Historic buildings can be damaged by modern materials or interventions that prevent traditional construction from functioning as intended.

UNDERSTAND THE CAUSE OF DEFECTS

Dampness, cracking and deterioration should be investigated within the context of the building rather than treated simply as isolated symptoms.

ENABLE SENSITIVE CHANGE

Conservation is not about preventing buildings from evolving. Appropriate professional advice can help historic buildings adapt to contemporary requirements while preserving the significance that makes them important.

LISTED BUILDING CONSULTANCY

If your house or commercial property is a Grade 2 Listed Building, it’s essential that you understand what you can and cannot do. In general, you won’t need permission for general like-for-like repairs and maintenance. However, if you’re not sure or are planning more extensive works, such as an alteration, it is best to get the help of a specialist.

AMS Surveys can act as your property consultants, offering our knowledge of Grade I, II* and II Listed Buildings, Non-designated Heritage Assets, buildings in Conservation Areas or local listings, to advise on the restrictions and help you utilise the existing space without breaching any regulations. By doing so, we hope to make homelife and work within the heritage buildings a pleasure.