Many people dream of owning a beautiful period property. Whether you’re looking at a sweeping country estate, a quirky Victorian cottage or an impressive Edwardian townhouse, it’s understandable why the charm and splendour of a bygone era can seem much more appealing than the conventional modern home.
Across the country, approximately 500,000 of these heritage homes are deemed to be of special architectural or historic interest. These properties – of all shapes, sizes and periods – are part of the National Heritage List for England, which requires that they are treated in a particular way to preserve the particular character of their design.
This makes ownership of a listed building much more complicated than that of a regular house or new-build. Constant upkeep can be expensive and complex, and any desire to change their appearance is often delayed or hampered by a need for special permission to do so.
If you already own a listed building or are planning to purchase one in future, here are the key ways in which you can help it to stay looking its best.
1. Understanding your building
It’s a common misconception that only certain parts or features of a building are technically listed, which leads people to think they can make changes to “non-listed” areas without obtaining Listed Building Consent (for example, the inside but not the outside). In actual fact, if an address is on the National Heritage List for England then the entire property is protected from modification without approval – this goes for internal features, gardens, fences, trees and elevations that can’t be seen from the street.
That’s not to say that you can’t change anything at all. Permission is routinely given for extensions, window replacements, loft conversions, internal layout changes and more. The key is to plan your modifications in such a way that they are sympathetic to the historical character of the building.
For this reason, doing a bit of research to understand the significance of your listed property can go a long way in getting your proposed changes approved. Commissioning a Building Survey is a good place to start, as a surveyor will be able to identify noteworthy parts of the property and tell you which improvements or remedial work should be addressed first. Of course, getting a survey before you buy a listed building is always a good idea, as they will often uncover hidden defects that can save you thousands of pounds once you move in.
“The RICS warn that 1 in 5 purchasers who did not bother with a survey later uncovered faults with remedial work costing £5,750 on average based on a recent survey of 1000 buyers.” Andrew Goodwin
Any modification to a listed building will require Listed Building Consent from your Local Conservation Officer (LCO). Without proper permission, changes to the property are considered criminal damage and can result in severe penalties, including heavy fines and even jail time.
You might see the LCO as an obstacle in the way of getting approval for the changes you want to make. Instead, consider them an expert resource and use their knowledge to find out what alterations you can make with minimal compromise. They are likely to have worked with many other listed properties in the area and can help you determine which parts of your project plan are feasible, and which might need tweaking before you get the green light.
3. Plenty of planning
Even with the help of your LCO, don’t expect modern modifications to be approved in a hurry. In fact, even trying to restore a feature to its original condition can be a slow process, as you will need to spend time sourcing authentic materials (or the next best thing) and have them approved by your LCO, too.
If you want to ensure your project runs as smoothly as possible, you may want to find a restoration specialist or expert consultant to guide your plans. They will be able to provide a professional, experienced opinion about possible designs, building methods and materials that will work harmoniously with the existing structure and get approval in good time.
4. Build a network of contacts
LCOs, consultants, restoration specialists… If you couldn’t already tell, having a reliable team of building experts is essential for treating your property with the respect it deserves. Add to your contact list any contractors that specialise in relevant period features (like thatched roofs, traditional rendering or sash windows), and a knowledgeable property surveyor that can help you identify structural problems and plan how to address them.
5. Check your insurance
In the event of a disaster, you may be expected to rebuild large parts of your home using the same materials and construction methods as were used originally – no matter how difficult or expensive they are in comparison to a modern equivalent. This won’t be covered by a standard home insurance policy, so you will need to contact a specialist broker to make sure your home’s unique nature is taken into account.
When it comes to maintaining or modifying a listed building, the most important thing is to take your time. Consider which improvements will be the most cohesive with your home, talk to experts for tips about getting your designs approved and search for tradespeople that will help your home stay a part of national history for years to come.
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