January 17, 2010

‘Listing’ was introduced by the British government after the Second World War. A listed building will be on the list of buildings of historical and architectural importance deemed to need protection from being demolished or being unsympathetically altered. When a building is submitted for inclusion and is accepted, it goes onto the list, hence the term ‘listing’. The list includes castles, cathedrals, private houses, milestones and drinking fountains. Building are listed as either Grade I or Grade II in England and Wales. A Grade I listing is considered the more important. Both listing types have restrictions on what you can do the outside, inside and grounds of the property. (Scotland and Ireland have similar systems).

Listed buildings are by definition unique. Restoring one gives a real sense of pride in knowing you are improving something worth keeping. They are rare and important, of age, and usually come with a premium. One thing which is worth knowing is that VAT relief is available for some approved alterations or substantial reconstructions to listed buildings providing it is undertaken by a VAT-registered contractor. Although owning and renovating a listed building is rewarding, they come with red tape and scrutiny from the local council. One problem is that there aren’t many clear rules governing what you can and can’t do when renovating your building. This means you are governed by the interpretations of your individual listings officer.

The most important thing about renovating a listed building is to take advice on what needs doing and what the restrictions are before you undertake your project. If you in doubt, consult the Historic Building Advisory Service (HBAS) who are historic building consultants that can help you with your listed building restoration project. Your local council conservation office should be your first port of call. The local planning authority will then consult with English Heritage to make sure that the renovation is to done in the right way i.e. using the right materials and techniques to preserve the integrity of the build. If you gain agreement, you will be given Listed Building Consent (LBC) and you can start your renovations. Making alterations without LBC can at worst ead to fines and a one year prison sentence, and on top of that you can be forced to put the work right at your own expense so it is very important to do things properly. Even small alterations such as painting can require LBC so go careful.

Note also that if you own and neglect a listed property, legal action can be taken to force you to restore it. Be aware that your project will be delayed more than usual because of all the necessary consultations. Also, the cost of the build is likely to be significantly greater than if it were not listed, as you will not be able to use modern materials and techniques and because some problems may not be discovered until work actually commences. On the other hand, grants may be available from English Heritage, the council or local historical charities. Note that authentic replicas for period details are expensive, so always look at repair prices too.

A building survey, undertaken by a Chartered Building Surveyor will give you information on the type of construction and materials used in your building, and will give details of any defects found, their remedy and an indication of the likely cost. The use of modern impermeable materials can create problems in period houses constructed using traditional materials such as cob. This can lead to damp that can damage the structure. Good craftsmen and builders are a must. Speak to their previous clients and find out if they’d use them again. Also check they have done the sort of work you are proposing before. Obviously a local builder will be handy and there are some that specialise in historic buildings. Do a geographical internet search to find a builder near you, e.g. ‘Dorset builder’ and ensure they are suitable. If you research the task properly and comply with all the rules you should end up with a great period home of unique character which will be worth all the hard work invested in it.