If you are unfamiliar with the Buildings at Risk Register, or with Buildings at Risk in general, this section is designed to answer some of your questions. It also provides explanations of some of the technical terms you may encounter when searching the Register. Click on any of the questions below.
What is the Buildings at Risk Register?
The Buildings at Risk Register for Scotland highlights properties of architectural or historic merit throughout the country that are considered to be at risk or under threat. It was established in 1990 and is maintained by the Scottish Civic Trust on behalf of Historic Scotland. SCT is a non-governmental organisation that seeks to promote and preserve Scotland's built environment and heritage. Historic Scotland is the statutory government agency charged with safeguarding Scotland's built heritage and promoting its understanding and enjoyment.
Back to topWhat is a Building at Risk?
A Building at Risk is usually a listed building, or an unlisted building within a conservation area, that meets one or several of the following criteria:
Vacant with no identified new use Suffering from neglect and/or poor maintenance Suffering from structural problems Fire damaged Unsecured Open to the elements Threatened with demolition Back to topHow does the Buildings at Risk Service assign a category of risk?
A category of risk is also assigned to candidates for the Register, and describes the extent to which they are at risk. Again, the category of risk is solely the opinion of the Buildings at Risk Service, and boundaries between categories may sometimes become indistinct. The following criteria are used to assign a category of risk to buildings on the Register. Because a building in a very poor state of repair may be subject to concerted attempts to rescue it, the assessment of risk is not always directly associated with condition.
- Critical
- The building is threatened with demolition, and a real or perceived conservation deficit now makes rescue unlikely. It is suffering from an acute structural problem that could lead to full or partial collapse, and there is an immediate threat of further deterioration. It is an A-listed property in poor or very poor condition or a B-listed property in very poor condition.
- High
- There is no immediate danger of collapse but condition is such that unless urgent remedial works are carried out the building will sharply deteriorate.
- Moderate
- The building is in fair condition but is deteriorating. There are concerns that the building could suffer further decay leading to more serious problems.
- Low
- The building is in fair or good condition, but there is a risk of slow decay. There is no identified new use for the building. Although there is a possibility of rescue, the condition of the building still gives cause for concern.
- Minimal
- The building is vacant but in good condition. A rescue package has been agreed, though not yet implemented.
Back to topHas the Buildings at Risk Service visited all of the buildings on the Register?
Since its inception in 1990, the Buildings at Risk Service will have visited the majority of properties on the Register at some time or another. New buildings are not generally placed on the Register until the Service has conducted a site visit, and until further research (this may include discussions with local planners and/ or Historic Scotland) has been undertaken.
Once a building is placed on the Register, its condition is monitored through to it being brought back into active use or demolished. During periods of re-survey, buildings are grouped together by Local Authority area and site visits conducted. The date of our last site visit will be noted in the Register.
Back to topHow does the Buildings at Risk Service acquire its information?
The Buildings at Risk Service receives information from a number of sources, including local planners, Historic Scotland, local civic trusts, Building Preservation Trusts, The Architectural Heritage Society of Scotland, other heritage bodies and media sources. In addition, we are often provided with information by the public, and are keen to hear of any information pertaining to a building appearing on the Register, or of any other building at risk.
Back to topHow up-to-date and accurate is the Register?
Local planners check the majority of new entries to the Register and review existing entries on an ongoing basis. We strive to ensure that information on the Register is as up-to-date as possible. Given our reliance on other parties for the bulk of our information, some information may occasionally prove redundant. Information on the Register is subject to change, and it is therefore important that you seek to verify information before acting upon it.
The Terms and Conditions section provides information on your rights and our responsibilities if information on the Register is found to be inaccurate.
Back to topDo I have a right of access to buildings on the Register?
Members of the public have no right of access to any property on the Register without the express permission of the owners.Back to topUnder what circumstances is a building removed from the Register?
The Buildings at Risk Service maintains two secondary Registers; one for demolished buildings and one for buildings that have been saved. A building will remain on the main Buildings at Risk Register until it is brought back into active use or has been demolished. We will note if restoration works have commenced.
Back to topCan I request that a building be removed from the Register?
Only in very limited circumstances would the Service consider removing a building from the Register at the owner’s behest. Our rights and responsibilities are explained in full in the Terms and Conditions section.
Back to topWhat powers exist to protect Buildings at Risk?
Although there is no specific obligation for the owners of listed buildings to maintain their properties, there are a number of statutory powers granted to Local Planning Authorities and Historic Scotland, designed to protect the built heritage. Some of the most commonly exercised are explained below.
- Building Preservation Notices can be served on unlisted properties, granting them the same protection as listed buildings for a period of six months whilst they are assessed for listing.
- Urgent Works Notices can be served on both listed and unlisted properties, and allow the Local Planning Authority to undertake emergency works such as the erection of supportive scaffolding or temporary roof structures.
- Dangerous Building Notices can be served on both listed and unlisted properties, and require the owner to make safe or demolish a building that poses a threat to public safety.
- Repair Notices can be served on both listed and unlisted properties, and specify those works considered reasonable and necessary for the preservation of a building, along with a time-scale within which these works should be completed. Failure to comply within the specified deadline may result in works being undertaken by the Local Planning Authority, and a charge being made to the owner(s).
- As a final measure, Planning Authorities can apply for a Compulsory Purchase Order if there has been a continued failure to comply with Repairs Notices served on a listed building.
It should be noted that there is no statutory duty requiring Planning Authorities to implement any of the above.
Back to topWhat powers exist to protect the grounds or setting of a Building at Risk?
The Inventory of Gardens and Designed Landscapes in Scotland is jointly compiled by Historic Scotland and Scottish Natural Heritage. Any development proposals that may affect a historic garden or designed landscape recorded in the Inventory will require the consultation of both bodies.Tree Preservation Orders can be served by the Local Planing Authority and protect against the felling of trees within designated areas. All trees within Conservation Areas require consent if they are they are to be removed.
Back to topDoes the Scottish Civic Trust own any of the buildings on the Register?
The Trust do not own any of the buildings on the Register, neither does it act as agent for the properties shown. The Scottish Civic Trust cannot become involved in any negociations regarding the sale or lease of the property
Back to topDoes the Register provide details of ownership?
Details of ownership are given where known. When addresses are provided, the Buildings at Risk Service will normally have attempted to inform owners that their properties appear on the Register. However, property owners are not obliged to inform the Buildings at Risk Service of any changes in ownership, and the level of contact between owners and the Service can vary from property to property. Ownership details should be independently ratified.
Back to topAre there any buildings on the Register available for purchase?
The main purpose of the Register is to raise awareness of the existence of Buildings at Risk throughout Scotland, and to monitor to enable others to identify actives uses for them.
Over the years, many owners have recognised the Register as an opportunity to market properties they may wish to dispose of. Consequently, the Register provides information on the availability of properties, where known. All owners of problem historic buildings, including health bodies, local authorities, and statutory bodies, can make free use of the Register to publicise a building they wish to sell or lease.
Where the Buildings at Risk Service is made aware that a building is being actively marketed, or the owner is willing to consider selling or leasing the property, this will be noted. In other cases, the Service may have been made aware that the owner is resolutely against selling and as such approaches should not be made under any circumstance.
Whatever the situation, potential purchasers should always approach owners with tact, diplomacy, and sensitivity.
Back to topHow should I approach the purchase and renovation of a Building at Risk?
Always seek expert advice, preferably before purchase. Advice should also be sought from the local planning contact given in the property details and from Historic Scotland, as well as from qualified architects, quantity surveyors, and structural engineers. Carry out a design and feasibility study, no matter how large or small the undertaking, and do not underestimate the length of time that the renovation project may take.
Back to topWhat financial help is available for the renovation of a Building at Risk?
The Scottish Civic Trust does not assign or administer grants, and the inclusion of a building on the Register does not imply that it will be automatically eligible for grant aid, though eligibility is noted where known.
The Architectural Heritage Fund has established an on-line guide to grants, it can be searched here http://www.ffhb.org.uk/ .
The Buildings at Risk Service generally advises potential restorers not to embark upon a project unless it can be fully financed without grant aid.
Back to topWill the restoration of a building on the Register be automatically acceptable to the authorities?
Restoration plans for a Building at Risk will not be automatically acceptable to the authorities, and potential restorers should seek the advice of local planners and Historic Scotland at all stages of the project. Contact details are given in the Register.
Back to topWhat is a Listed Building?
A listed building has been recognised and approved by the Scottish Ministers as being of special architectural or historical interest. The Scottish Civic Trust does not list buildings. Listing is undertaken by the government agency Historic Scotland. Listed buildings are afforded statutory protection covering both the exterior and interior.
Back to topWhat is a Conservation Area?
Conservation Areas are areas of special architectural or historic interest designated for protection and enhancement by the Local Planning Authority. The designation covers not just an area's buildings, but also the historic layout of its roads and paths, its characteristic building and paving materials, its greens and trees, and its public and private spaces.
Back to topWhat is a World Heritage Site?
World Heritage Sites are a list of monuments which have been inscribed by ICOMOS, an international non-governmental organisation of professionals dedicated to the conservation of the world's historic monuments and sites. Back to topWho should I contact if I have any further questions regarding Buildings at Risk?
Contact the Buildings at Risk Service at
Scottish Civic TrustThe Tobacco Merchant’s House42 Miller StreetGlasgowG1 1DT Tel: 0141 221 1466Fax: 0141 248 6951Email: bar@scottishcivictrust.org.ukBack to top