Last year my husband and I bought a beautiful listed home in the countryside of Staffordshire, and although we first had to refurbish the interior of the home and carry out some much needed restoration, which had to be approved by Historic England, we now really love living in a piece of English history.
There are, of course, some pros and cons to owning and living in a listed building, so if you’re thinking of buying one, it’s a good idea to be aware of some of these.
What is a listed building?
Buildings that have a historical or an architectural interest may be listed – the older a building is, the more likely it is to be listed. To be eligible, a building has to be at least 30 years old. English Heritage has cared for buildings since 1882, but the UK government had been keen for them to transfer the entire national heritage collection to a charitable trust.
In April 2015, after the government had promised to provide £80m to English Heritage, it separated into two parts, becoming, on the one hand, a charity that oversees the collection and, on the other, Historic England – a public body that protects the nation’s wider heritage, administers the listing system, handles all planning-related matters and awards grants.
Listings help prevent any inappropriate renovations or alterations that could detract from a property’s historical interest. All buildings in the UK constructed before 1700 are listed, as are most of the buildings constructed between 1700 and 1840.
What are some of the pros and cons?
Pros
· Knowing that you live in, and own, a historical building is a great feeling – you’re one of the privileged few who gets to enjoy being a part of history.
· A listed building typically appreciates in value more than other properties – it’s almost unknown for a listed property to depreciate unless it’s been seriously damaged.
Cons
· Listed buildings are expensive to insure. Many new owners don’t realise this but they are liable for any previous unauthorised building or restoration work. As rebuild costs are higher for listed properties, the average insurance quote is also fairly high. However, if you insure the property through specialist insurers, you should be able to make some savings.
· You may or may not be able to make alterations or renovations to the property. You must first obtain approval of Historic England or your local conservation officer – the reason being that the property has to retain its unique historic character. Any renovations that would alter the original building to its detriment would not be approved.
· Due to recent government cutbacks, grants for listed buildings are now much more difficult to obtain. However, you’re more likely to be awarded a grant if your property is a Grade I- or Grade II*- listed property. Speak to your conservation officer.
· Restoration, whether inside or out, can be an expensive affair. Essential repairs or renovations that have been approved must be undertaken using the same construction methods and materials that were used when the building was originally built.
· It’s as well to remember that should your local authority consider that you’re not properly preserving the building, it has the authority to serve you with a ‘repairs notice’ and to issue a compulsory purchase order if you do not comply.
Although there are more cons than pros, if you’re able to afford a listed property and all that goes with it, then you may well have enough funds to cover any restoration costs and the steep insurance premiums.
How can I check if my property is listed?
To find out if the house or building you own or are about to buy is listed, contact your local authority-planning department, or your county council offices, or search in your local reference library. Alternatively, you can visit the website of Historic England at and print out a copy of the listing details.
What Can and Can’t I Do?
Every listed building is assessed individually, so there are no set rules when it comes to renovations. However, you will require permission for any work that is deemed to alter the internal and external appearance of the building. Work that normally requires consent includes the replacement of windows and doors, the removal of internal walls, and the removal and alteration of fireplaces. You should first check with your local authority’s conservation officer who will advise you what does and doesn’t need consent.
BIO:
Lloyd B Wells: BA (Hons) Marketing Graduate, independent journalist and proficient blogger who occasionally does the social bit. Working together with Hutton and Rostron for the information in this post.
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