What you need to know before buying a listed property
Home is where the heart is – especially if you live in a listed property. According to the most recent Historic England survey, 89% of listed building owners and occupiers say their home fosters feelings of pride. But pride can turn to frustration if you’ve not considered the practicalities of living in a listed building.
What is a listed building?
Listed buildings normally have special architectural or historic interest. For example, it might be a good example of a period property, such as a Regency townhouse, or it could have been the home to a key figure from history.
There are around 400,000 listed buildings entries on the National Heritage List for England – and many of them are still in use as residential homes. Think thatched cottage, country estate or oast house.
There are three grades of listing status in England and Wales: Grade I, Grade II* and Grade II. Around 92% of listed buildings are Grade II, which is the category most likely to impact homeowners.
How do you know if a property is listed?
If you’ve set your sights on a property built before Queen Victoria’s reign started in 1837, there’s a high chance it will be listed. The relevant Grade should be mentioned in the estate agent’s summary, although it might not specify which elements have special architectural or historic interest. You can check this on the National Heritage List, which will give you an idea of the key features that can’t be changed. It’s worth noting that listing status covers the entire building, so works requiring consent might include making internal alterations.
Are all thatched properties listed?
There are around 60,000 thatched buildings in the UK but only 75% are listed. Thatched properties often ooze country charm and can also come with great insulation and environmental credentials. If the property is listed, consent will be required to change the thatching material.
Even if your thatched idyll isn’t listed, it could still come with maintenance challenges. Having a full roof rethatched can cost tens of thousands of pounds and take months to complete. Thatching requires large quantities of high-quality straw, traditionally grown. Sourcing this material and finding skilled thatchers is becoming increasingly difficult.
Is it possible to extend or alter a listed building?
Yes, but each property will be different, so it’s a good idea to take professional advice before you buy. Normally, you need listed building consent for all work to a listed building that involves alterations, extensions or demolition if it will affect its character as a building of special architectural or historic interest.
When purchasing a listed property, it’s essential to check that previous owners have gained consent for any changes. It doesn’t matter who did the work or how long ago, as the new owner you become responsible. This could result in a hefty bill to reverse any unauthorised additions or alterations.
A surveyor well versed in listed buildings should be able to advise on previous alterations or additions. Our Residential Property team can then investigate whether the necessary consents were obtained.
How can you avoid problems when changing listed buildings?
It’s a good idea to involve a local Conservation Officer from the outset – they will be key to the relevant permissions being granted. When planning and implementing any changes, try to follow these top tips from the Listed Property Owners Club:
- Understand the cause of defects before carrying out repairs
- Retain historic fabric and finishes wherever possible
- Use breathable building materials
- Repair rather than replace when practical
- Use tried and tested materials and techniques.
Make sure you leave plenty of time for the listed building consent process, which is normally handled by the local authority. The last survey by Historic England revealed that only 35% of owners and occupiers were satisfied with the process.
Are listed buildings expensive to maintain and run?
Ongoing costs will depend on the age and style of the property, so it’s important to seek specialist advice before signing on the dotted line. Nearly 60% of listed building owners and occupiers told Historic England it’s difficult to afford the maintenance of their home.
Energy efficiency improvements, such as double glazing or insulation, may not be permitted, resulting in higher living costs. Historic England has produced an Advice Note for adapting historic buildings for energy and carbon efficiency. Buildings insurance premiums will also be higher for listed properties.
Damp can be a major problem in listed buildings, so a detailed survey is recommended before purchasing your dream home.
Although listed properties can be more expensive to run, there’s a good chance of making a profit when you decide to move on. Due to the limited supply of some types of listed buildings, their value can increase more quickly and withstand market shocks more easily.
Listed building specialists with 100+ years’ experience
The Residential Property team at Attwaters has helped hundreds of clients buy listed properties. We understand that buying a new home isn’t just a financial transaction but an emotional commitment.
Our conveyancing specialists provide expert advice and practical support at every stage of the process, so you can be confident you’re making the right move. Contact the team on enquiries@attwaters.co.uk or 0330 221 8855 or fill in an online form.
