9 things to consider when buying a listed building
Whether it is a converted barn or a Georgian terraced house, listed buildings are often full of unique characteristics making them a desirable choice for house-buyers. However, due to their historic importance and protected status, they also come with their own unique set of challenges. Here are some important things to consider when buying a listed building:
Legal and Regulatory Obligations
Conservation and Preservation
Maintenance and Repair Costs
Insurance
Energy Efficiency
Historic Research
Survey and Structural Assessment
Access and Adaptations
Expert Advice
1 - Legal and Regulatory Obligations: This is the big one, and what truly separates a listed building from the rest. A listed building is protected by law, and carrying out unauthorised works to a listed building is a criminal offence. Listing protects any features of special historical or architectural interest, and covers not just the exterior of a building, but the interior and any objects or structures fixed to the building as well. Even structures which aren’t attached to the building but have been within the building’s ‘curtilage’ since 1948 (for example within the garden boundary) are covered. A garden shed could protected, as MP Bill Wiggin found out. Work to a listed building that impacts on its special character requires listed building consent (LBC), in addition to any planning consent that might be required.
Before buying, understand the legal implications of owning a listed building. Historic England maintain the list in England (each home nation has an equivalent authority), and provide a lot of advice for owners. Before doing any work - be that extensions, renovations or even repairs - check with the conservation officer at your local authority and find out if you need listed building consent.
Each nation has an authority that maintains the list.
2 - Conservation and Preservation: Given those legal obligations, consider your commitment to preserving the building's original features and character. You are very likely to have tight limitations on what changes you can make to the building's appearance, and constraints on what changes you can make to the interior too.
If you are looking to transform the house you buy into something very different, even partially, you’ll likely find it much easier with an unlisted building. As owner of a listed building you are, in part, a steward looking after a piece of the history of the nation.
3 - Maintenance and Repair Costs: Older buildings often require more maintenance and specialised repairs. With a listed building the local authority may also stipulate the types of materials used in those repairs, and in some circumstances may require listed building consent. A like-for-like repair (where the new materials used are compatible with the existing) is usually acceptable, and would not require LBC.
Historic England has published an advice note which list typical acceptable repairs that do not require consent - usually those which don’t impact the fabric, design or appearance of the building, or are considered too trivial or minor. However as Historic England state "historic building conservation is a matter of detail; works which might ordinarily be considered trivial might require specialist consideration"
“historic building conservation is a matter of detail; works which might ordinarily be considered trivial might require specialist consideration”
You can see how repairing a building using historically compatible techniques could be more expensive in many circumstances, so allow a greater budget for maintenance, as well as any potential restoration work that may be required to meet preservation standards.
4 - Insurance: Because of those specialised repairs, insuring a listed building can be more expensive due to the higher costs associated with restoration work, and the higher costs of claims as a result. To quote a white paper published by insurance valuation specialists BCH, “It is not simply the Listed status which increases the sum insured. It is the type of materials and labour required to reinstate an historic building, the additional fees that will be incurred, specific location factors and timing; all of which increase the valuation for insurance purposes.”
Seek out an appropriate specialist insurance policy that covers the unique needs of a listed property.
“It is not simply the Listed status which increases the sum insured. It is the type of materials and labour required to reinstate an historic building, the additional fees that will be incurred, specific location factors and timing; all of which increase the valuation for insurance purposes.”
5 - Energy Efficiency: Older listed buildings will not have the same level of energy efficiency as newly constructed properties. Buildings constructed to comply with the regulations of even 30 years ago (the minimum age for a listed building, though the majority are much older) are much less energy efficient than those being built today.
More than the age, however, it is the extra protection that a listed building has that makes good energy efficiency more difficult to achieve. For example, solid walls that in an unlisted building could be improved with external insulation may require internal insulation instead, and even that may be considered an inappropriate intervention if it impacts on the special architectural character of the building. Rather than replacing single-glazed windows with double or triple-glazed units, in a listed building the local authority is likely to require you to install secondary glazing instead. As this chart of typical U-values using data from by Homebuilding and Renovating magazine shows, the performance of secondary glazing, whilst much better than single glazing, is considerably worse than double glazing:
Consider the potential costs of making the property more energy-efficient without compromising its historic character, and weigh up that it may be impossible to make it as energy efficient as you would like.
6 - Historic Research: Learn about the history of the building, its architectural significance, and any past renovations or alterations. This information can help you make informed decisions about future changes. To begin with, search the list to find the building and read the entry. If the entry is brief and light on detail, as a lot of older entries are, Historic England also offer a paid-for listing enhancement service to re-write the entry and provide more detail on why the building is listed and where in particular the special interest lies. If the listed building happens to be in a conservation area, conservation area appraisals (available on the local authority website) are another potential source of context for the history of the building.
7 - Survey and Structural Assessment: Conducting a survey is standard with any property purchase, they are especially important with older and historically significant buildings, for the reasons above. Ensure that you obtain a thorough building survey to assess the property's condition and identify any potential issues or structural concerns. This will help you understand the true condition of the building and estimate the cost of any necessary repairs.
8 - Access and Adaptations: Check if there are any restrictions on making changes to the building's layout or accessibility. If you plan to use the property for specific purposes, ensure that it can accommodate your needs.
9 - Expert Advice: Seek advice from professionals experienced in dealing with listed buildings, such as conservation architects and surveyors, and you may want to consider solicitors with expertise in historic properties. The Royal Institute of British Architects (RIBA) maintains a Conservation Register of architects with a conservation accreditation, while the Institute of Historic Building Conservation (IHBC) maintain a list of historic environment service providers, any of whom will give 15 minutes of free advice. The Society for the Protection of Ancient Buildings (SPAB) also offer a free advice helpline.
Remember that owning a listed building is not just a property investment; it is also a commitment to preserving a piece of history for future generations. Take your time to research and consider all the factors involved before making a decision.
