A guide to buying listed buildings

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Choosing to purchase a listed building comes with the benefits of taking control of a fantastic property that has years of history and character behind it. But, you have to take the good with the bad and take into consideration that you will also be contending with damp, decay and defects of an older building. Not only that, but you must adhere to the legalese of the listed building system.

Definition
A listed building is one which has special architectural or historical interest. A building must be at least 30 years old to be listed on the National Heritage List, so those which are constructed prior to the 1840s are generally listed if they survive as something which resembles their original state.

The building has character which must be protected, with the owner having full responsibility to keep this up. The responsibility can also stretch to the outside or surrounding space of the building, including the garden(s).

Opportunities
Development can be limited on a listed building, as it comes under a kind of protection from any demolition or harmful development. The owner is responsible for keep or restoring the building’s original character and history. However, you do have the opportunity to extend or alter the building within reason with planning guidance from the government. Historic England offers advice for those considering alterations.

A conservation officer will be your main point of contact though, as they can assist you in maintaining the character of the building. They can advise you on the best materials and techniques to use during any alterations you might make. However, you must always be granted consent for any work — there are no fees involved for this but it is a criminal offense to carry out work on a listed building without consent.

Care
Damp is likely to be the main problem you will face with a listed building. It generally comes hand in hand with an old, aged property, but it can be harder to overcome in an historic building. It is best to check for initial signs of damp; these can include overflows, blocked and broken gutters and downpipes. It is also wise to check the ground level surrounding the building to ensure it is not too high or inclined towards the building.

A surveyor can be used for more serious problems, such as rising damp. This commonly affects old buildings which are made of solid walls and lime mortar, as they aren’t waterproofed like modern buildings are. You must take into consideration that common fixes can cause more damage than good. If you inject modern material into the walls, it can hinder the breathability and cause more damp.

Decay or damage is more difficult to tackle, as any work must adhere to the regulations stated by your conservation officer. If any work is deemed necessary to protect and preserve the building, then you can be issued with an urgent works notice. Fail to carry out the work you are responsible for and the local authority will have the right to enter the property and carry out the intended work themselves then seek to recover the costs.

Flooding can be common in listed building due to their countryside locations and older designs. You can carry out maintenance work to help prevent risk of flooding, which can include adding door guards and air brick covers. It is a good idea to also remove any run-off surfaces at the exterior of the property, as they can decrease drainage and direct water into the property.

In the event of a flood, you will need to seek advice from the planning authority’s conservation officer before you can begin any repairs to the property.

Saving energy
The old age of a listed building generally means that it is not likely to obtain any modern energy-saving measures. Basic maintenance must be carried out before you can upgrade any energy-saving measures. These can include fixing guttering, repairing any ill-fitting or rotting windows and lagging any pipes.

Most listed buildings need planning advice for big projects but they can have their heating systems upgraded with a new modern boiler which contributes to being more energy efficient, without any consent. You can also insulate the attic and other rooms.

Double glazing is another way to help save energy. However, you may not be allowed to install the most modern style of double glazing as you have to take into consideration the appearance of the listed building. They need to be appropriate to the style, history and character of the building. With that in mind, secondary glazing can be carefully designed and installed to leave the original windows unaltered — this will save energy and be more likely to be approved.

Insurance
Most standard home insurance policies will not cover a listed building because there are more complications and regulations. You’ll need the advice of a specialist insurance broker to insure the property.

Specialists in insurance for listed buildings, such as Lycetts, will also be able to provide practical advice when it comes to legally protecting the building.

 

LEGAL INFORMATION

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