Owning a listed building is a privilege – but it also comes with responsibilities. These properties hold architectural and historical significance, but they were not built to modern standards. That’s why it’s so important to understand how traditional materials and methods work – and what can go wrong if they’re neglected or replaced with the wrong alternatives.
At The Yorkshire Lime Company, we work exclusively with heritage properties across Yorkshire. Our focus is on preserving the original character and structural health of your building using time-tested techniques. In this guide, we’ve outlined the most common problems found in listed buildings – and how to address them properly.
What Is a Listed Building?
A listed building is one that has been recognised for its historical or architectural interest. It appears on the National Heritage List for England and is protected by law.
There are three grades of listed buildings in the UK:
Grade I: Buildings of exceptional interest
Grade II*: Particularly important buildings of more than special interest
Grade II: Buildings of special interest (the majority of listed properties)
Listed status does not freeze a building in time, but it does mean that any alterations must be carried out sensitively and, in many cases, require Listed Building Consent.
Why Older Buildings Need a Different Approach
Traditional buildings – those constructed before around 1919 – were built using breathable materials like lime mortar, soft-fired bricks, stone, and timber. These materials work together to manage moisture and movement in a way that modern, impermeable products cannot.
Most of the damage we see in listed properties as reliable heritage builders comes from well-meaning but inappropriate interventions – cement pointing, waterproof paints, injected damp-proof courses and synthetic renders. These all block the building’s ability to “breathe”, leading to trapped moisture, decay, and structural issues.
Damp and Moisture Build-Up
Damp is one of the most common and misunderstood problems in listed buildings. If your home has musty smells, flaking paint, crumbling plaster, or visible mould, it’s likely a symptom of poor moisture management.
Types of damp you may encounter:
Rising Damp: Often blamed, but rarely the real issue. Caused when moisture is drawn up through walls from the ground.
Penetrating Damp: Water entering through defective pointing, damaged gutters, missing slates, or cracked render.
Condensation: Warm, moist air inside meets cold surfaces, often due to poor ventilation and sealed building fabrics.
What to do:
Don’t rush to install chemical damp-proof courses or seal the walls with paint. Instead, identify the cause of the damp and address it using breathable materials like lime mortar, lime plaster, and vapour-permeable finishes.
Cement Pointing and Modern Mortars
This is one of the most damaging alterations made to traditional buildings. Cement mortar is too hard, too dense, and not flexible enough for older masonry.
The risks:
- Cracked or spalling stonework from rigid cement joints
- Trapped moisture behind pointing, leading to internal damp
- Salt crystallisation that breaks down original fabric
Cement doesn’t fail gracefully. Instead of crumbling like lime, it holds firm and transfers all the stress to the bricks or stone around it.
What to do:
If your building has cement pointing, it’s worth having it assessed. In many cases, it should be carefully removed and replaced with a lime-based mortar matched to the original construction.
Inappropriate Paints and Renders
Modern masonry paint, waterproof coatings, and dense renders often claim to be protective – but in heritage buildings, they can do more harm than good. These materials trap moisture, accelerating decay within the wall.
Signs of trouble:
- Blistering or peeling paint
- Bulging or cracked render
- Persistent damp or black mould indoors
What to do:
Strip back inappropriate finishes and replace them with breathable lime render or limewash. These allow moisture to escape naturally and support the wall’s thermal and structural performance.
Timber Decay and Insect Damage
Timber is commonly used in roof structures, floors, lintels, and panelling. Over time, moisture ingress or poor ventilation can cause rot or attract insects like woodworm.
Warning signs:
- Soft or crumbling beams
- Visible exit holes from wood-boring insects
- A mushroom-like smell in attics or underfloor areas
What to do:
It’s essential to first deal with the source of moisture. Replacing decayed timber without tackling the underlying problem will only result in more repairs down the line. In many cases, timber can be repaired using splicing, resin treatments or replacement with like-for-like species.
Roof Defects and Water Ingress
A failing roof will expose the rest of your building to water damage. Listed buildings often have slate or clay tile roofs, lead flashings, and timber laths – all of which need regular maintenance.
Look out for:
- Missing, cracked, or slipped tiles
- Rotting fascias or sagging gutters
- Daylight visible from inside the loft
- Stains or drips in ceilings
What to do:
Don’t delay. Even a small leak can cause major issues over time. Repairs should always use matching materials and traditional methods, especially when working with lead or lime torching beneath tiles.
Poor Repairs and Shortcuts
Perhaps the most frustrating problem is when previous work has been rushed or done cheaply using the wrong materials. We’ve seen entire façades rendered in cement, insulation boards nailed to breathless walls, and heritage pointing destroyed by angle grinders.
If it looks out of place – it probably is.
Correcting these mistakes is time-consuming, but essential if you want your building to perform as intended. Our team often works on properties where damage from previous works has built up over decades. By taking a careful, conservation-led approach, we restore breathability and reduce the need for repeat repairs.
Prevention is Better than Cure
Preserving a listed building isn’t about reacting to problems – it’s about preventing them from developing in the first place. Regular maintenance is key. Simple checks carried out twice a year can help you spot early signs of wear and avoid costly repairs later on.
Start by inspecting gutters, downpipes, and drains to make sure water is flowing away from the building as it should. Take time to check the roof and chimney for any slipped tiles or cracks. Keep an eye on interior finishes too – flaking paint, discoloured plaster, or even a faint damp smell can signal issues behind the surface.
By staying alert to these small changes, you’ll catch problems before they take hold. A consistent maintenance routine doesn’t need to be complex, but it could save you thousands over the life of your building.
How The Yorkshire Lime Company Can Help
At The Yorkshire Lime Company, we specialise in working with traditional and listed buildings across Yorkshire. Our approach is rooted in conservation – not convenience. We only use materials that are compatible with your building’s original construction, including lime mortars, plasters, and breathable finishes.
Our services cover everything from lime mortar repointing and render removal to timber condition surveys, damp assessment, and sensitive roofing work such as lime torching. Every project we take on is carried out with care and respect for the history of the building. We don’t believe in quick fixes. We deliver proper solutions that are based on traditional methods and built to last.
Talk to a Team Who Understand Heritage
If you’re unsure about the condition of your listed building, or you’ve noticed dampness, decay or previous repairs that don’t look right, we’re here to help.
Contact The Yorkshire Lime Company today to book a survey or discuss your next conservation project. We’ll make sure your building gets the care it needs – done properly, and done to last.
