On a listed building the roof is part of the listing. Materials, details and even fixing methods can be constrained, and works that would be routine elsewhere may require consent. That is not a reason to avoid necessary repairs, deterioration is far worse for a historic building than careful intervention, but it does change the order in which things happen.
Consent comes before the quote is accepted
Repairs on a like-for-like basis are treated differently from alterations, and conservation-area rules differ again from listed-building consent. The practical approach is to establish early what the local conservation officer expects, because it directly determines the specification and therefore the price.
We will tell you when we think consent is likely to be needed. We do not advise proceeding without it and hoping, unauthorised work on a listed building is a serious matter and the remedy is usually to undo it.
Specification on a heritage roof
The default is to put back what is there, using the original material where it can be salvaged.
- Sort and reuse the existing slate or tile; make up shortfall with matched reclaimed
- Traditional bedded ridges and cloaked or bedded verges, not plastic units
- Dressed lead flashings, soakers and valleys in appropriate codes
- Mortar mixes chosen to suit the building rather than a standard cement mix
- Sympathetic ventilation solutions where condensation must be addressed
Recording the work
Photographic records of the roof before, during and after are worth having on any job and essential on a historic one. They evidence what was found, what was retained and what was replaced, useful for the conservation officer, for insurers and for whoever owns the building next.
Working with other specialists
Heritage projects often involve a conservation officer, sometimes an architect or surveyor, and occasionally a structural engineer. We are comfortable working within that and taking direction on specification. Where we think a specified approach will cause a problem in practice we will say so before starting, not afterwards.
Common questions
Do I need listed building consent to repair my roof?
It depends on the scope and on the building. Like-for-like repair is treated differently from changing materials or details. The local conservation officer is the authority on it and it is worth asking early.
Can you use modern materials on a listed roof?
Sometimes, where they are concealed and the conservation officer accepts them, a breather membrane is a common example. Visible elements are generally expected to be traditional.
Will reusing old slates cost less?
It usually reduces material cost and increases labour, because sorting takes time. It is often the required approach regardless, and it produces the right result visually.
Do you take on churches and larger heritage buildings?
Talk to us about the specific building and scope. We will be straight with you about whether it is work we should be taking on.