For structural measures - including demolition work - on or in a cultural monument, you generally require a permit under monument law. This also applies to measures that affect the substance or effect of a cultural monument.
Renovation work on an old villa
You need the listed building permit regardless of whether or not you require a building permit for the project in accordance with the Hessian Building Regulations (HBO).
You must apply for listed building consent from the Lower Monument Protection Authority.
Note
You must also apply for a listed building permit in advance for measures that have been exempt from planning permission since October 14, 2025 (when the amended HBO came into force). This applies to the demolition of listed buildings such as
barns
stable buildings
sheds
chimneys
other detached buildings in building classes 1 to 3.
Conversion of attics
Consulting services
Please contact the team at the Lower Monument Protection Authority if you have any questions about monument protection.
The Hessian Monument Protection Act (HDSchG) defines what cultural monuments are:
Movable or immovable objects, groups of objects and parts of objects, as well as complete sites and ground monuments in whose preservation there is a public interest for artistic, scientific, technical, historical or urban planning reasons (§ 2 Para. 1 HDSchG).
Comprehensive sites are large-scale cultural monuments consisting of several or many buildings and associated green, open and water areas (e.g. parks, cemeteries, villa gardens or avenues). Examples in Wiesbaden are the city center, the extensive spa facilities, the villa areas or the historic town centers of most suburbs (§ 2 para. 3 HDSchG).
Even if a tree that dominates the landscape in a villa garden or in a listed complex is to be felled, a listed building permit may be required.
You can find out whether your property, building or other structure is subject to the provisions of the Hessian Monument Protection Act from the Hesse State Office for the Preservation of Monuments (Hessisches Denkmalschutzrecht | Landesamt für Denkmalpflege Hessen) or from the Lower Monument Protection Authority.
If you are planning a building project for which you require planning permission, the building inspectorate will also check the listed building status. To do this, it consults with the Lower Monument Protection Authority. The decision is included directly in the decision of the building inspectorate.
Important: Even if no building permit is required in accordance with the Hessian Building Code (HBO), a listed building permit may still be required. This applies, for example, to renovation or conversion work inside cultural monuments.
Examples for which you must apply for listed building consent:
Generally for refurbishment or repair work
Demolition and gutting
Adding or installing stairs or elevators
Repainting or plastering facades
Replacing or repairing windows, doors, wall cladding and roof coverings
Installing or adding shop windows and advertising systems
Energy efficiency upgrades
Installing thermal insulation
Installing solar systems, including "balcony systems
Static interventions, e.g. for loft conversions or as part of timber frame repairs
If you want to build in the vicinity of a listed building, you also need a listed building permit. This applies to all measures that affect the monument or its surroundings - whether negatively or positively.
Note
You may only start work once permission has been granted. Violation of the monument regulations is punishable as an administrative offense with fines of up to 500,000 euros.
We therefore recommend that you seek advice before making any concrete plans. This will save everyone involved time, money and unnecessary hassle.
If you coordinate the measures on cultural monuments with the Lower Monument Protection Authority and obtain the corresponding approval under monument law, you can benefit financially.
Please apply to the Lower Monument Protection Authority for a listed building permit at least three months before the start of your planned work. Please submit all the necessary documents so that we can process your application quickly. This includes current photos, as-built plans and - if available - historical documents such as old photos, postcards, plans or building files.
In some cases, further preparatory investigations of the cultural monument are required, for example a structural or damage report, a building history report or restoration investigations. The Lower Monument Protection Authority may require such investigations.
We therefore recommend that you contact us at an early stage - preferably before or during the initial planning with your architect or craftsman. By the way: Under certain circumstances, these inspections can also be financially supported.
As soon as all documents are complete, you will receive written confirmation from us. If no decision is then made within three months, the approval is automatically deemed to have been granted - unless the deadline is extended by up to three months for an important reason.
You may only begin with the measures once the listed building permit has been issued. Anyone who acts without approval must expect a fine of up to 500,000 euros.
Documents relating to the application for listed building consent
You must submit the following documents with an application for listed building consent:
Power of attorney/s
Overview and property plan with identification of the building site (M 1:500 - 1:1,000)
Current photos of the building, the relevant components and, if applicable, the surroundings
As-built plans, if necessary in accordance with the specifications of the monument protection authority
Construction drawings (depending on the project, floor plans, views, sections) with yellow-red entries
Building description (current state) with statements on construction, material, equipment, color scheme
Detailed description of the planned project (target condition), if necessary by means of tender documents or offers from specialist companies
In the case of planned (conversion) construction measures, the existing building and the planned changes must always be shown in the planning documents. Planned demolitions must be marked YELLOW and planned new components RED.
If further permits are required under public law, these must be applied for from the relevant competent authority.
Note
Depending on the type of planned measure, the following documents may be required - it is best to coordinate these with the Lower Monument Protection Authority:
Open space plan with the necessary entries
Drawing of the street façade
Detailed drawings (scale 1:10, 1:1)
Vertical and horizontal window sections (scale 1:1) and window views (scale 1:10)
preparatory examination of the cultural monument (e.g. expert opinion on the history of the building, restoration findings, results of archaeological excavations, etc.)
Room book (room-by-room inventory and assessment; with coding)
Damage documentation and/or expert opinion
Description of the roof covering (type of covering, material, color)
Description of the façade material (material, surface, color)
Description of the cleaning procedure for façades or objects
We are happy to advise you by phone, video conference and in person at our offices. If required, we can also arrange an appointment on site.
