A Listed Building Consent consultant is a heritage specialist who guides property owners through the statutory process of obtaining Listed Building Consent (LBC) - the permission required before carrying out any works that would affect the character of a listed building. Unlike planning permission, LBC applies to both the interior and exterior of a listed building, and works without consent constitute a criminal offence. A consultant will assess the significance of the building, advise on what works are likely to be acceptable, prepare heritage statements and manage the application through the local planning authority.
What they do
- Assess whether proposed works require Listed Building Consent
- Prepare pre-application enquiries and liaise with conservation officers
- Write heritage statements and significance assessments
- Manage the LBC application through the local planning authority
- Advise on works that are likely to be acceptable to the LPA
- Discharge planning conditions attached to LBC decisions
- Advise and represent owners at LBC appeals
- Advise on enforcement notices and retrospective consent
When you need one
You will need a Listed Building Consent consultant if any of the following applies to your project.
Typical costs (UK, 2025)
| Service | Typical cost |
|---|---|
| Pre-application advice and assessment | £800 - £2,000 |
| LBC application preparation | £1,500 - £5,000 |
| Heritage statement | £1,000 - £3,000 |
| Condition discharge submission | £400 - £900 |
| LBC appeal | £2,000 - £8,000+ |
| Hourly rate | £80 - £140 / hr |
Costs vary by location, listing grade, complexity of works and firm size. London and South East rates are typically higher. Always obtain quotes and confirm whether the fee includes preparation of supporting drawings and reports.
Qualifications to look for
The specialist membership body for conservation professionals in the UK. Full membership (IHBC) requires demonstrable competence in built heritage conservation. Check membership at ihbc.org.uk.
A chartered town planner (RTPI) with a recognised specialism in heritage and conservation - commonly found in planning consultancies handling LBC applications.
An ARB-registered architect with postgraduate conservation training (typically PGDip or MA in Architectural Conservation) and demonstrated heritage experience.
Frequently asked questions
What is Listed Building Consent?
Listed Building Consent (LBC) is the statutory permission required for any works that would affect the character of a listed building - both internally and externally. Carrying out works without consent is a criminal offence with unlimited fines and up to 2 years imprisonment.
What does listed building status cover?
Listed building status covers the entire building inside and out, any object or structure fixed to it, and any object or structure within the curtilage of the building that formed part of the land before 1 July 1948. It does not cover loose furniture or items easily removed.
What is the difference between planning permission and Listed Building Consent?
Both may be required for works to a listed building. Planning permission covers land use and appearance. LBC specifically controls works that would affect the character of the listed building and is administered separately by the local planning authority.