There are over 376,000 listed properties registered in the UK, each with a unique history and individual character. If you are planning to make one of these fascinating buildings your home, make sure you understand the requirements and drawbacks that go with its heritage status. Read on for an introductory guide to listed properties, and the things you need to consider before making an offer.
Listed Status
Properties included on the National Heritage List are deemed to be of “special interest”, either due to their history or architecture. Owners are obliged to preserve the character and integrity of the building, including all of its features and the surrounding area. This can include gardens, walls, courtyards and even trees and ornamentation within the grounds.
Across the UK there are three levels of listed status, although these are slightly different between England and Scotland. To check the status of your property, contact your local council or refer to records kept at your nearest library.
In England:
• Grade I: Deemed to be of “exceptional interest, these make up 2.5% of listed properties.
• Grade II*: these properties are particularly significant, and account for 5.5% of the list.
• Grade II: representing 92% of listed buildings, where every effort should be taken to preserve them.
In Scotland:
• Category A: Property of national architectural or historic interest, or are exceptional examples of a particular building style.
• Category B: Buildings of regional importance, or interesting period properties that have been slightly altered.
• Category C: Locally significant structures, less interesting examples of particular periods or building styles with or without modification, buildings that form part of a campus of significant architecture.
What to Look for When Buying a Listed Property
Unauthorised Alterations
If previous owners have made adjustments to the property without approval from the local Conservation Officer, you will inherit liability for these corrections. There is no limit on when these repairs can be enforced, so it’s vital that a specialist Listed Building Survey is undertaken prior to purchase.
Damp
Listed buildings commonly suffer from damp-related issues, but fortunately these are often simple to resolve. A surveyor with experience in examining historic materials and construction methods should be able to identify the cause of the damp.
In some cases, damp is remedied by clearing gutters, repairing roof tiles or removing modern materials, like concrete, that are blocking the “breathability” of older elements. Other situations may require an adjustment to the external landscape levels, which may have gradually bridged the building’s damp proof course (DPC) and introduced ground moisture into the walls.
Ventilation
Part of an old property’s charm usually includes an open fire, or wood burning stove. If your home features one – or more – of these, it’s important to check the flue is in good working order. For thatched buildings, the flue should be insulated or ventilated, to minimise the risk of fire.
Timber Frames
The beauty of original timber frames should only be enjoyed from the outdoors or inside – never both. Fully exposed frames are not entirely watertight, and often allow draughts and rain into the property, causing more inconvenience and damage. These can be pointed relatively easily with a lime mortar.
Insulation
Historic buildings are not designed for compliance with modern energy efficiency standards, so take careful considerations about how you intend to heat your home. Unobtrusive double glazing is not always possible (although there are alternatives available), and certain insulation methods will cause more harm than good. Your local Conservation Officer will be able to offer you advice as to how to maintain a good temperature in your home without compromising the character of the building.
Making Alterations to a Listed Building
If you wish to modify a listed building, you must consult with the Conservation Officer at your local council. Their job is to ensure the integrity of listed buildings is maintained, while understanding the need to update certain features (such as kitchens or bathrooms) and will look at each proposal individually. It is the Conservation Officer who will need to determine certain aspects of your modifications, such as the materials or techniques that must be used.
All work on a listed building – including maintenance and repairs – must be submitted for “Listed Building Consent”. If you do not obtain proper permission the penalty may include an uncapped fine, up to 12 months imprisonment or both. Any illegal work will also need to be put right at your own expense.
How to avoid problems
If you are considering buying a listed property, be assured that there are experts available to guide you through every step. Using the right professionals throughout the purchase process will ensure any issues are identified accurately, so you can make informed decisions about how to proceed.
An experienced solicitor will know the appropriate steps for uncovering unapproved property alterations, and can advise you on any plans you may be making about your own modifications on the property. Similarly, a surveyor who knows what to look for in a listed building will provide a more accurate and confident condition report than one who is more familiar with newer homes.
Obtaining a mortgage and home insurance policy that are sympathetic to the requirements of a listed building can be challenging. Before undertaking any “recommended” works to secure funds or coverage, consult with an expert and consider approaching specialist service providers.
