All buildings built before 1700 that survive in anything like their original condition are included, as are most buildings built between 1700 and 1840. Between 1840 and 1914 only buildings of definite quality and character are listed. Occasionally exceptional modern buildings may be listed.

Buildings are classified in grades to show their relative importance

• Grade II are of special interest, warranting every effort to preserve them (94% of total)
• Grade II* are particularly important buildings of more than special interest (4% of total)
• Grade I buildings are those of exceptional interest (2% of total)

In choosing buildings for listing particular attention is paid to

• Special value within certain types, either for architectural or planning reasons, or as illustrating social or economic history (e.g. industrial buildings, railway stations, schools, hospitals, theatres, town halls, markets, exchanges, almshouses, prisons, lock-ups and mills)
• Technological innovation or virtuosity (e.g. prefabrication, cast iron, or the early use of concrete)
• Association with well-known characters or events
• Group value as in examples of town planning (e.g. squares, terraces, or model villages)

The Department for Culture, Media and Sport have published ‘Principles of Selection for Listing Buildings’, as a guide to the selection criteria. Historic England also gives information on selection guidelines.

The entire building is included in the listing – the inside as well as the outside. Contrary to popular belief there is no such thing as just a listed facade or just a listed interior. Anything in the grounds of the building that was there before 1948 (even if it was not fixed to the listed building) is also listed. This includes outbuildings, boundary and garden walls, gates and statuary.

Anything fixed to a listed building is also listed, whether it is mentioned in the list description or not. The list description of a building is not intended to be exhaustive, and usually only notes particular features that help to date or identify the building.

The setting of a listed building is also often an essential feature of its character and an important factor when new development or extensions are being considered.

Remember that any work that could affect the character of a listed building requires Listed Building Consent. The following list provides examples of work that requires Listed Building Consent

• Any form of extension or demolition
• Removal or insertion of chimney stacks
• Recovering of roof with different materials
• Any alterations to doors or windows
• Addition of porch, bay windows or conservatory
• Erection of satellite dish
• Removal of parapet or cornice, canopy or balcony, or other architectural features
• Painting of the exterior – involving a change of colour to woodwork or walls
• Internal alterations (for example, the removal of staircase, fireplace or structural timbers)
• Removal of interior doors
• Creation of through rooms
• Addition of signs, advertisements or shutters

The above list is non exhaustive, if you are in any doubt it is always advisable to check with the Epping Forest District Council Planning Services before carrying out any work.

Repairs that are carried out using identical materials do not normally require Listed Building Consent. The District Council will always encourage owners of listed buildings to undertake sympathetic repair work, where possible, rather than the replacement of original features. The replacement of original materials and features can often harm the character or appearance of buildings, especially when cheap or unsuitable materials are used. Many original features can be preserved with careful repair.

The following materials are NOT usually acceptable

• Concrete roof tiles and machine-made roof tiles
• Synthetic resin slates
• Narrow, PVC or composite weatherboarding
• Standard, mock-period windows and doors or PVC windows and doors
• Modern softwood rafters and beams in place of oak
• PVC rainwater gutters and downpipes
• Hard cement renders and mortars

The Council strongly recommends a registered architect or surveyor to be consulted, especially if you are considering any alterations or extensions.

Visit Historic England for more information on repairs

Grant aid is available but will only normally be offered for the cost of repairs and will only be available to non-residential listed buildings. Find out more information in the ‘can I get financial help?’ section.

Owners of listed buildings have a legal duty to maintain their property in reasonable repair. In exceptional cases the District Council may serve a notice requiring the repair of a listed building where it considers that certain works are required for the proper preservation of the building. The notice sets out in detail the works required and gives a time by which such works must be carried out.

The District Council can compulsorily purchase a badly neglected listed building at minimum compensation, or have basic repairs done and recharge the cost to the owner. The council uses these powers reluctantly, but is prepared to do so to ensure the long-term survival of the built heritage of the District.

Carrying out regular maintenance is crucial to prevent expensive repairs. It is important to obtain specialist advice as historic buildings require special care. Do-it-yourself repairs or work done by inexperienced tradesmen is often short-lived and does not solve the basic problems. People inexperienced in dealing with old buildings often propose solutions that are unnecessarily costly and may spoil the character of the building. If defects are left they may become difficult and costly to put right.

Visit historic England for more information on maintenance.

The District Council may make grants towards the cost of repairs to listed buildings. Such repairs often cost more because of the need to use high quality materials and employ special craftsmanship to preserve the character of historic buildings.

Grant aid will only normally be offered for the cost of repairs and will only be available to non-residential listed buildings. The work must be considered necessary to retain and enhance the character of the building.

The following list provides examples of eligible work:

• Repairs to roof and roof structure
• Repairs to timber frame and weatherboarding
• Repair of doors and windows
• Insertion of damp proof course
• Eradication of dry rot
• Repairs to foundations
• Repairs to brickwork
• Renewal of rainwater gutters and down-pipes

Domestic work, such as decorating, and other minor works, such as plastering, rewiring or plumbing, are not normally grant aided.

Grants are calculated on a sliding scale applied to the total cost of eligible works, excluding VAT, as set out below

1. 30 percent of first £1000 of eligible costs
2. 20 percent of second £1000 of eligible costs
3. 10 percent of remaining costs, up to a maximum grant of £1000

A grant is only available when eligible expenditure exceeds £200. The Maximum grant of £1000 is payable when eligible expenditure exceeds £7000. The allocation of grant is always at the discretion of the council.

The total grant which may be provided will not exceed 20 percent of the total cost of eligible works, however the annual budget is limited, and grants are awarded on a first come first served basis from April each year. However, the total amounts paid for small scale works is restricted and the maximum grant will normally be no more than £1000.

• Guidance notes for Historic Buildings Grant (pdf 89KB)

Contact us for more details about grant applications and eligibility:

• ContactLB@eppingforestdc.gov.uk