Listed Building Repairs in Exeter: What You Can and Can't Do

Exeter has over 1,500 listed buildings. If you own one, you've got character, history, and a responsibility. But the rules aren't as restrictive as people fear - if you know what you're doing.

Understanding Listing

What It Means

Listed building status protects the building's "special architectural or historic interest." This includes:

• The exterior
• The interior
• Fixtures and features
• Outbuildings and boundaries (often)

Grades

Grade I: Exceptional interest (top 2%) Grade II:* Particularly important (6%) Grade II: Of special interest (92%)

Most listed properties in Exeter are Grade II. The requirements are similar across grades, but Grade I and II* get more scrutiny.

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What You CAN Do Without Consent

Listed building consent is about alterations, not maintenance. True like-for-like repair doesn't usually need consent.

General Maintenance

✅ Painting interior walls (in breathable paint) ✅ Decorating with wallpaper ✅ Routine cleaning ✅ Clearing gutters and drains ✅ Servicing boilers and electrics ✅ Replacing light bulbs (obviously)

Like-for-Like Repairs

✅ Replacing broken sash cords with identical ✅ Re-bedding loose tiles with same type ✅ Pointing mortar in matching lime mix ✅ Patching render with matching material ✅ Replacing broken glass in original frames

Reversible Changes

Generally lower risk: ✅ Installing curtain poles (careful with fixings) ✅ Hanging pictures (minor fixings) ✅ Temporary fittings and furnishings

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What Needs Listed Building Consent

Any alteration that affects character needs consent. Common examples:

Structural

❌ Removing or altering walls (internal or external) ❌ Creating new openings ❌ Changing floor levels ❌ Loft conversions ❌ Extensions

Windows and Doors

❌ Replacing windows (even matching style) ❌ Adding secondary glazing (often okay but check) ❌ Changing door furniture style ❌ Replacing external doors

Features

❌ Removing fireplaces ❌ Covering original features ❌ Changing staircases ❌ Removing panelling ❌ Altering mouldings

Services

❌ Moving radiators ❌ Installing new bathrooms in new locations ❌ Running visible cables ❌ Installing satellite dishes (visible)

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The Grey Areas

Some work is genuinely unclear:

Kitchen and Bathroom Updates

• Replacing units: Usually okay if no structural changes
• New layouts: May need consent
• Changing plumbing routes: May need consent

Rewiring

• Hidden rewiring: Often okay
• Surface-mounted conduit: May need consent
• New consumer unit position: Probably okay

Heating

• Replacing radiators: Usually okay
• Moving radiator positions: Check first
• Installing underfloor heating: Almost certainly needs consent

Rule of thumb: If in doubt, ask. A pre-application enquiry is free or cheap.

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How to Get Consent

Pre-Application Advice

Exeter City Council offers pre-application advice. This lets you:

• Explain what you want to do
• Get informal guidance
• Avoid wasted application fees

Application Process

1. Fill in application form (online or paper)
2. Provide detailed description and drawings
3. Pay fee (currently around £200 for householder)
4. Wait for decision (8 weeks target)

What They're Looking For

• Does the change affect the building's significance?
• Are materials appropriate?
• Is the work reversible?
• Is there a conservation benefit?

Appeals

If refused, you can appeal. But it's usually better to work with the conservation officer to find an acceptable approach.

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Common Mistakes

Using Wrong Materials

Cement on old buildings: Traps moisture, causes damage. Always use lime.

Modern paints: Can seal breathable surfaces. Use limewash or breathable paints.

UPVC anything: Almost never acceptable on listed buildings.

Thinking Interior Doesn't Count

It does. Stripping out a Victorian fireplace without consent is an offence, even if you "own" the property.

DIY Without Research

Even well-intentioned repairs can be wrong. Repointing with cement mortar, for example, is common but damaging.

Assuming Old Work Is Consent

Just because the previous owner did something doesn't mean it was legal. Unapproved work can become your problem.

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Working With Conservation Officers

They're not the enemy. Conservation officers want to help you maintain and improve your property - sustainably.

Tips:

• Approach them early with questions
• Explain your reasoning
• Be open to alternatives
• Provide good documentation

The ones I've dealt with at Exeter City Council are helpful if you engage properly.

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Finding the Right Tradespeople

For listed building work:

What to Look For

• Experience with historic buildings
• Understanding of traditional materials
• Willingness to work slowly and carefully
• References from similar properties

Questions to Ask

• Have you worked on listed buildings before?
• What materials will you use?
• Do you understand lime mortar?
• Will you remove debris carefully?

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My Approach

I work on listed buildings across Exeter for:

• General maintenance (within guidelines)
• Careful repairs using appropriate materials
• Hanging items with heritage-sensitive fixings
• Preparation work for specialist trades

I know when something's straightforward maintenance and when you should get advice. I won't do work that could get you in trouble.

For structural alterations or significant changes, I'll recommend conservation architects and specialist builders.

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Resources

• Exeter City Council Conservation Team - Pre-application advice
• Historic England - Guidance documents (free)
• SPAB - Courses on traditional repairs
• Devon Historic Buildings Trust - Local expertise

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Got a listed property needing care? I provide sympathetic maintenance for Exeter's heritage buildings. Call 01392 964094 or get a quote.