An old English cottage that is an example of a listed building in the UK

HERITAGE STATEMENT
HERITAGE IMPACT ASSESSMENT

A range of respectful, concise services dedicated to our country’s most historical and culturally important buildings. From Architectural Design, Listed Building Consent, Heritage Statements, Building and Defect Surveys. Enlist AMS SURVEYS in your team of experts, and our specialists will offer the information you need to make an informed decision for your heritage building in Liverpool, Manchester, Preston and beyond.

THE CHOSEN SPECIALIST SURVEYORS

HERITAGE STATEMENT FOR PLANNING AND LISTED BUILDING CONSENT

Heritage Statements, also known as Heritage Impact Assessments, are a systematic process of identifying, documenting, and assessing the historical, cultural, architectural, and archaeological significance of places, structures, objects, or landscapes. It also helps explain the significance and the impact of any change to the Heritage Asset.

Heritage Surveys come in varying shapes and sizes, just like the buildings that we inspect. For your ease, we’ve split these into three main categories:

HERITAGE PROPERTY BLOG

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LISTED BUILDING CONSENT AND PLANNING PERMISSION

We utilise our in-house team’s expertise in the latest building regulations and planning matters to help you overcome building restrictions and remain compliant.

HISTORIC BUILDING SURVEYS

We offer detailed reporting of the property’s condition, whether you’re buying a historic house, conducting a restoration or require advice for repairs and maintenance.

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DESIGN AND PROJECT MANAGEMENT

As specialists in restoration and adaptation, AMS SURVEYS will enhance your project every step of the way, the ideal support when managing building work in historic homes, schools, and other monumental buildings.

Our practice is based in Liverpool, which we think is iconic given that Liverpool has the most listed buildings outside of London. This gives us a wealth of experience, drawing on our heritage as expert custodians of building conservation to offer our clients the well-informed reporting they require.

WHAT IS A HERITAGE STATEMENT?

Research and background study: Gathering historical documents, maps, photographs, and other relevant information to understand the area's history and potential heritage resources.

Field Survey: Visiting the study area to physically inspect and document the heritage resources. This may involve taking photographs, making sketches, and recording detailed descriptions.

Documentation: Compiling detailed reports and records about the identified heritage resources. This includes historical information, architectural details, significance assessments, and recommendations for preservation or conservation.

Assessment of Significance: Evaluating the historical, cultural, architectural, and archaeological significance of each resource. This often involves applying established criteria or guidelines.

Recommendations: Based on the assessment, the survey report may include recommendations for preservation, restoration, adaptive reuse, or other measures to protect and manage the heritage resources.

OUR PROJECTS

BUILDING SURVEYS

WHY WE CONDUCT HERITAGE SURVEYS

RESIDENTIAL SERVICES

TO PRESERVE CULTURAL AND HISTORICAL RESOURCES

Heritage surveys aim to identify and protect elements of a community's cultural and historical heritage. This includes historic buildings, landmarks, archaeological sites, artifacts, and natural landscapes with cultural significance.

TO INFORM PLANNING AND DEVELOPMENT

Local governments, preservation organisations, and planners often use heritage surveys to inform land-use planning and development decisions. By identifying and documenting significant heritage resources, they can make informed choices about how to accommodate new development while preserving the past. Typically these are Heritage Statements or Statements of Significance.

TO SUPPORT HERITAGE CONSERVATION

Heritage surveys play a crucial role in heritage conservation efforts. They provide the data needed to prioritise and target resources for the preservation, restoration, or adaptive reuse of historically and culturally important sites and structures. Quite often a legal requirement for certain types of development or alterations to heritage sites. This ensures that developers and property owners consider the impact of their actions on heritage resources. The Local Planning Authority may approve planning permission with a Condition to complete a Historic Building Record, depending on the significance of the site this will vary from Level 1 - 4, 4 being the most in depth, a Level 2 is the most common.

TO RAISE AWARENESS AND EDUCATE

Heritage surveys often contribute to public awareness and education about a community's history and cultural identity. By documenting and sharing information about heritage resources, communities can celebrate their heritage and promote a sense of identity and pride. This can be in the form of local listing and conservation areas. This is part of the methodology for the Local Planning Authority outlined with the Planning (Listed Buildings and Conservation Areas) Act 1990.

City Hall in St. Peter's Square, Manchester, England, UK

LISTED BUILDING CONSULTANCY

If your house or commercial property is a Grade 2 Listed Building, it’s essential that you understand what you can and cannot do. In general, you won’t need permission for general like-for-like repairs and maintenance. However, if you’re not sure or are planning more extensive work, such as an alteration, it is best to get the help of a specialist.

AMS Surveys can act as your property consultants, offering our knowledge of Grade 1, 2 and 2* Listed Buildings, Non-designated Heritage Assets, buildings in conservation areas or local listings, to advise on the restrictions and help you utilise the existing space without breaching any regulations. By doing so, we hope to make home life and work within the heritage buildings a pleasure.

THE HERITAGE BLOG

Building Regulations: How to Avoid Sale Delays and Make Informed Property Decisions

Understanding Rising Damp: The Role of Calcium Carbide Testing in Accurate Diagnosis

Heritage House: How to Manage Damp in Old and Historic Listed Buildings

What is a Level 3 Survey?

A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
How much does a Level 3 survey cost UK?

A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.
Is a RICS Level 3 worth it?

Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.
Does a level 3 survey check for damp?

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.
How long does a Level 3 survey take to complete?

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.
Is a Level 3 survey structural?

The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.
What areas does AMS SURVEYS cover?

We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
What are the red flags on a house survey?

Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.