What happens if you rely on a builder’s advice, skip consent, or try to “fix it later” on a listed building?In this second myth-busting episode, we unpack the real legal risks of getting listed building works wrong.

Joined again by conservation architect Claire Truman, Stephen and Rich explore some of the most dangerous misconceptions homeowners have about listed buildings, planning consent, and enforcement.

From criminal liability and prosecution to enforcement notices that follow properties for decades, this episode explains why “asking forgiveness later” is rarely a safe strategy.

We cover:

- Who is legally responsible for unauthorised listed building works

- Why builders, owners, and professionals can all be liable

- The difference between prosecution and enforcement

- Why listed building breaches don’t “time out”

- What happens when you buy a listed building with historic unauthorised works

- Whether using “traditional materials” avoids the need for consent

- Common traps around insulation, kitchens, bathrooms, and services

- How poor applications and missing information cause delays and refusals

- This episode is essential listening for homeowners, buyers, professionals, or anyone responsible for work to a listed or historic building.

00:00 Intro

00:35 The quality of applications and some tips for making applications

04:02 Extensions of time and tracking an application

05:40 Withdrawing an application and re-submission – pros and cons

06:36 Experiences of applications – Rich and Claire

09:45 LPOC lobbying for simplifying some aspects of the process and Stephen’s experience

10:47 DBAs (Desk based archaeological assessments), NPPF (National Planning Policy Framework) and HER (Historic Environment Register)

12:26 MYTH “My builder said it was fine to do this, so surely it must be”- prosecution and enforcement

19:27 Working with builders

22:47 MYTH – it is easier to ask for forgiveness than get permission

27:57 Rebuilding properties and cultural significance

31:43 MYTH – if I use traditional materials, I don’t need consent

35:02 Opening up – to do or not to do?

37:46 Dealing with conditions attached to planning

41:09 What does ‘traditional material’ mean?

44:40 Question regarding roof insulation

50:17 Question regarding repainting in a different colour

53:23 Question regarding re-fitting kitchens and bathrooms, wiring, and pipework

55:05 Thanks to Claire and Claire’s contact details

55:52 Final thoughts

58:53 Music outro

🔔 Subscribe for moreWe release practical, expert-led episodes on:

- Listed buildings & planning law

- Lime, timber, damp & traditional materials

- Avoiding costly mistakes in older homes

💬 Have a question about your building or a topic you’d like us to cover?

Leave a comment, we read every one.

👉 Link to Planning Portal, as mentioned in the video, https://www.planningportal.co.ukuse the search facility to find specific information.

👉 Learn more about Claire Truman and her conservation architecture practice: https://heritagerevival.uk/

👉 Our guest conservation architect expert, Claire, is available for impartial 1-1 video advice on Expertible, just search in the Regulatory Section here: https://expertible.com

👉 Professionals involved in working on or with historic, traditional, or listed buildings may want 1-1 mentoring and/or training with Stephen. Visit his website at https://www.beconservation.com