HISTORIC BUILDING RECORD
LISTED BUILDING RECORD
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
WHY RECORD HISTORIC BUILDINGS?
We prepare all historic building records in compliance with the recommendations set out in the:
Historic England's Understanding Historic Buildings: A Guide to Good Recording Practice.
Records of historic buildings are generally compiled for one or more of the following reasons:
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To inform the day-to-day and long-term management and use of buildings
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To promote the understanding and appreciation of historical buildings
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To secure an understanding of a building and its significance to inform the preparation of a scheme of conservation, repair or alteration
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To inform decisions relating to the approval or implementation of a scheme of development as part of the planning or conservation process
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To document buildings, or parts of buildings, which will be lost as a result of demolition, alteration or neglect
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To assess the significance of groups of buildings, settlements and landscapes, and provide a basis for strategic heritage management
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To provide underpinning data for thematic, topographic or period-specific works of synthesis by recording a sample of surviving structures
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To inform academic research across a range of disciplines
WHAT LEVEL OF HISTORIC BUILDING RECORD DO I NEED?
There are four levels of record which are widely adopted. They range from Level 1 (photographs and brief notes), to Level 4 (full historical and architectural analysis, supported by a comprehensive drawn and photographic record. These levels give guidance about how to compile records as well as define a common standard for Historic Building Surveys. The 4 levels are:
Level 1
Level 1 is essentially a basic visual record, supplemented by the minimum of information needed to identify the building's location, age and type. This Level is generally contributory towards a wider study and is normally used to gather basic information on a large number of buildings.
They are generally of exteriors only and occasionally include sketch drawings.
Level 2
Level 2 is a descriptive record, made in similar circumstances to Level 1 but when more information is required. Both the exterior and interior will be seen, described and photographed. The examination of the building will produce an analysis of its development and use, as well as include the conclusions reached.
These usually include basic plans & other drawings, but these are not normally comprehensive.
Level 3
Level 3 is an analytical record, and will comprise an introductory description followed by a systematic account of the building's origins, development and use. The record will include an account of the evidence on which the analysis has been based, allowing the validity of the record to be re-examined in detail.
It will also include all drawings and photographic records that may be required to illustrate the building's appearance and structure and to support historical analysis.
Level 4
Level 4 provides a comprehensive analytical record and is appropriate for buildings of special importance. Whereas the analysis and interpretation employed at Level 4 will clarify the building's history so far as it may be deduced from the structure itself, the record at Level 4 will draw on the full range of other sources of information about the building and discuss its significance in terms of architectural, social, regional or economic history. The range of drawings may also be greater than at other levels
HISTORIC BUILDING RECORD FOR PLANNING AND LISTED BUILDING CONSENT
A Historic Building Record is a comprehensive and detailed documentation of a historic or listed building. It serves as a permanent record that captures the architectural, historical, and structural features of the building, helping to preserve knowledge of its condition and significance for future generations. These records are often required for conservation purposes, planning applications, or repairs, especially when any alterations or restoration work is proposed.
Typically required once Listed Building Consent has been granted. Before this in order to apply for consent to carry out the work you may also require a Heritage Statement.
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
Our Historic Building Surveys 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.
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.
WHY WE CONDUCT HISTORIC BUILDING RECORDS
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.
LISTED BUILDING CONSULTANCY
If your house or commercial property is a 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
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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.
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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.
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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.
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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.
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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.
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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.
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What areas does AMS SURVEYS cover?We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
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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.
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