What You Need To Know When Renovating A Listed House

Listed homes can make rewarding renovation projects, offering the chance to restore original features, preserve historic character and potentially add value to a property. However, renovating a listed building requires careful planning, an understanding of the legal restrictions and an appreciation of traditional construction methods.

Before taking on a listed property, there are two particularly important factors to consider: the legal permissions required for alterations, and the materials and techniques needed to repair the building appropriately.

Legal considerations: understanding listed building consent

Firstly, a home being ‘listed’ means that it is registered on the National Heritage List, because it has been deemed to have special historic significance. The listing means that there are controls over altering, building and demolishing at the site of the property. These controls are protected by law, and so must be taken seriously.

Fortunately, listing does not mean that changes to a property are not possible. Instead, it means that permission for certain changes needs to be gained before going ahead. The degree of restrictions on alterations depends on the grade of listing. Grade I listed properties are the most restricted, and Grade II the least; over nine out of ten listed buildings, and almost all listed homes, are Grade II.

Changes that do not affect the character or historic significance of a building will not need listed building consent in a Grade II property. So sprucing up existing decor, updating a kitchen or bathroom, replacing carpets and flooring,mending a roof, upgrading the boiler and sprucing up the garden would not generally require permission.

However, listed building consent will be required if you are planning to make any structural changes (such as removing walls or changing windows and doors), paint an area that has never previously been decorated, remove or change any external surfaces, alter original features such as fireplaces and staircases, change roofing materials or carry out any kind of loft, basement or garage conversion.

If you do want to make significant changes during your renovation, the local authority conservation officer should be your first port of call. They will be able to tell you whether or not consent would be required, and can also advise you on how likely you are to get consent for your planned works. Next, you will need to complete a listed building consent form from your local council – fortunately, this application is free of charge.

The application will be reviewed by interested parties, including neighbours, councils and statutory organisations, before you are advised on whether consent has been granted.

Choosing the right materials and construction methods

Most listed buildings are period properties, which means that they were not built using modern materials and methods. It is important to renovate sympathetically to the style and construction of the building – this will not only preserve its character, but it will also make sure it continues to function effectively.

A good example of where the use of traditional materials is important is in the management of moisture and damp. Old buildings were designed to make to use breathable materials, alongside regular maintenance, to allowing moisture to enter and evaporate. The inappropriate application of modern building solutions, such as damp proof courses and waterproof paints, plasters and renders, can trap moisture in the wrong places, leading to damp.

Another key consideration is the structure of the property and its current condition. Common issues in listed properties include timber infestation and rot, hazardous materials such as lead and asbestos, and bat roosting. A building survey by a competent, experienced listed building surveyor may be advisable to make you aware of any areas that are cause for concern. They can also give you estimated costs for recommended repairs – these can be higher than similar repairs would cost in a more modern building, owing to restrictions on the materials that need to be used.

When planning renovations in listed buildings, it is advisable to make the most of the character of the property. You might be able to uncover hidden fireplaces, original floorboards or flagstones, or even expose parts of a timber frame for aesthetic effect.

Finally, renovations can be a good opportunity for improving the safety and efficiency of a building. For example, there may be opportunities to upgrade to safety glazing, reduce gaps around balustrades and improve fire detection and escape methods.

Ultimately, a well-maintained listed property can be highly desirable for buyers looking to own a slice of history; renovating properly, with appropriate permissions and consents, can pay dividends both financially, and in the satisfaction that comes with owning a period, character home.

For advice on your upcoming listed property renovation and much more, get in touch with Allcott Associates Chartered Surveyors at the link below.

Article contributed by Timothy Allcott FRICS; Allcott Associates Chartered Surveyors