How to Upgrade Windows While Staying Compliant in Listed Buildings and Conservation Areas
12th of December, 2025
Upgrading windows in a listed building or a property within one of Edinburgh’s conservation areas can feel overwhelming — especially when you start hearing terms like planning permission, listed building consent, and conservation guidelines.
At Edinburgh Windows & Doors, we work on these types of properties every day, from traditional homes in the New Town to large commercial buildings such as the Fraser Suites Hotel, where we recently carried out a full Fineo vacuum glass upgrade.
This guide breaks everything down into simple steps so you know exactly how to improve your windows without breaking any rules.
Why Extra Rules Exist
Listed buildings and conservation areas are protected because of their architectural or historical importance. This means:
• You cannot change the appearance of the windows
• You must preserve original materials and design wherever possible
• You often need consent before any work begins
But the good news is: you can upgrade your windows — you just have to do it correctly.
Step 1: Understand Which Rules Apply to Your Property
There are three main categories:
1. Listed Buildings
These have the strictest rules. Any change that affects the appearance, materials, or structure requires Listed Building Consent.
2. Conservation Areas
Here, the focus is on maintaining the overall character of the neighbourhood. You may need planning permission if you want to change how the windows look.
3. Historic Commercial Buildings
Hotels, offices, and shops within historic zones follow similar rules, though the process can vary depending on ownership and use.
Tip: We can help check your building category and advise what permissions you need.
Step 2: Keep the Original Appearance (This Is the Key Rule)
Regardless of the rules, the main requirement is simple:
Windows must look the same as the originals from the outside.
That means matching:
• Frame style
• Bar layout
• Timber profiles
• Opening mechanisms (sash should stay sash)
• Overall proportions
This is where many modern glazing options get rejected — but where Fineo vacuum glass excels.
Step 3: Choose an Upgrade Solution That Meets Regulations
Here are the most compliant options we offer:
Fineo Vacuum Glass Upgrades (Our Most Popular Option)
Fineo is designed specifically for historic and protected buildings. It gives you performance better than triple glazing but is thin enough to fit inside your existing timber frames.
Why Fineo is ideal for listed buildings:
• No change to the external appearance
• No thicker frames needed
• No visible alterations
• Outstanding insulation
• Approved in conservation projects across Edinburgh
• Keeps original sash windows in place
We successfully used Fineo throughout the Fraser Suites Hotel, upgrading hundreds of windows while fully retaining the building’s character. The result: modern comfort with historical integrity.
Draught-Proofing for Original Windows
Perfect for buildings where glass upgrades may not yet be approved or where owners want subtle improvements.
Benefits:
• Reduces heat loss
• Eliminates rattling
• Improves comfort
• Doesn’t alter appearance
• No consent required in most cases
Sash Window Refurbishment & Repair
Instead of replacing windows, we restore them using like-for-like materials.
We can:
• Repair rotting timber sections
• Rebalance sashes
• Renew cords and pulleys
• Install discreet seals
• Repaint and protect frames
This maintains historic authenticity while improving usability.
Step 4: Get the Correct Permissions (We Can Help)
Every property is different, but in most cases, you will need one of the following:
Listed Building Consent - Required for any change to windows in a listed property — even upgrading the glass.
Planning Permission - Needed in some conservation areas if the appearance changes.
No Permission Needed
For:
• Draught-proofing
• Internal repairs
• Servicing mechanisms
• Like-for-like restoration
We regularly prepare documentation and support homeowners, surveyors, and commercial clients through the approval process.
Step 5: Engage a Specialist with Expertise in Conservation
Not all window companies can work on protected buildings — it requires specialist skills, materials, and understanding of local regulations.
At Edinburgh Windows & Doors, we bring:
• Extensive experience with Edinburgh’s listed buildings
• Successful projects with hotels, commercial properties and historic homes
• Fineo-certified installation experts
• Conservation-friendly restoration techniques
• Knowledge of what local authorities approve (and reject)
This ensures your upgrades succeed — and your building’s heritage remains intact.
A Simple Summary (For Easy Reference)
You can upgrade your windows in a listed building IF:
• The external appearance stays the same
• You use appropriate materials
• You get consent where required
• The work is carried out by conservation specialists
Your best compliant upgrade options:
• Fineo vacuum glass
• Draught-proofing
• Sash window repair & refurbishment
• Like-for-like restoration
You should avoid:
• uPVC windows
• Altering the frame design
• Changing sash windows to casements
• Any installation that changes the building’s character
Thinking About Upgrading? Let’s Help You Do It Right.
At Edinburgh Windows & Doors, we make the process simple, compliant, and stress-free.
Whether it’s your home, business, or a historic commercial building, we’ll guide you through:
• What upgrades are allowed
• What permissions you need
• Which solutions deliver the best energy savings
• How to maintain the character of your property