Having been in the same house for just over 30 years we're considering a
move to a more "interesting" house, but many of them are grade II listed
and some thatched. It would be great to hear from anyone here who has
experience of listed houses. Some questions are: how restrictive is
grade 2 listing? and what are the typical real world maintenance
problems? ... but any info would be useful at this stage.
On Fri, 20 Jan 2017 11:04:16 +0000, The Natural Philosopher
Additionally a lot of such buildings may also be part of a
conservation area which may mean a few more restrictions/controls, and
having one in a National Park involves another level of people you may
have to deal with.
On 20/01/2017 11:04, The Natural Philosopher wrote:
It also depends a lot on what architectural features and window frames
the building has. You may find that double glazing is not permitted and
new window frames have to be handmade to an exact match specification.
If there is dry rot or anything else nasty going on then you may not
have a choice but to remove and replace like for like. Repair and
restore is always preferred as a first approach though. The inspectors
seemed to be fairly pragmatic when it was a choice between renovating
sympathetically or leaving the building derelict until it fell down.
I guess thatch is slightly less problematic than obscure handmade
claypan tiles in that respect. But labour costs obviously much higher.
Anyone buying a grade II listed building needs to go in with their eyes
and wallets open. Other things that can make life tricky are having
resident bats which obviously limits when you can replace the roof.
My house might have been listed if it had not been unsympathetically
extended well before the legislation came into force. Many of the other
old buildings in our village are listed - one is even a grade 2* (and
recently renovated to habitability at great expense). The manor house
would have been grade I listed if it hadn't been demolished in the 50's.
As a concrete example they had to remove the original Victorian
hexagonal tiles from the stable walls without damaging them before
starting work and replace them again afterwards (as a nice feature).
Seemed like a lot of faff to me but looking online they may well be
incredibly rare since I can't find any published examples.
There was also a rare Arts&Crafts wooden staircase designed by William
Morris that had to be dismantled and reassembled in a new position.
Things like this take a lot of time and skilled craftsmen.
Fun to watch them at work if you are not paying for it.
On Friday, 20 January 2017 11:35:33 UTC, Martin Brown wrote:
But I'd hope that anyone would do those without being required to by listing.
Personally I'm on the lookout for a nice 1970s bungalow to which I can add plastic windows and those pierced concrete wall blocks round the pat-yo.
Sadly not in our experience.
Grade 2 listed building "project" in South Devon. Nice neighbours either
side for a few years then one side trotted off to Southampton and handed
tenancy to local council.
First lot were OK for a year then "she" became a fruit cake and he
stayed inside stoned. Both paranoid and she would get very feisty and
verbally attack us for no reason.
Next lot, she was OK but had and looked after wayward kids, some were
her own which included a child mother who would throw shtty nappies into
our garden and they'd park on our drive...
These were the worst ones. Dirty bastard kids and their mates though the
mother was honestly trying to keep them in control.
Current lot have 6 kids or so but they seem quite nice though we've not
been down for a while due to other commitments.
On Friday, 20 January 2017 10:59:17 UTC, firstname.lastname@example.org wrote:
A lot depends on what *actually* is listed and on what you want to do.
If it's timber frame you may be allowed to knock out some infill in walls t
o open up a room, but you probably will not be allowed to remove any of the
actual timber frame itself. If it's Georgian you may be able to knock thro
ugh a stud wall, between rooms, but only partially, to preserve any cornice
detail, and will have to satisfy the conservation officer how you intend t
o match up the floor and wall joins.
With current thinking you might be allowed to add a glass spaceship to the
side (because it 'preserves the narrative' of the building) but a little mo
ck-period side extension might be prohibited.
You need to check very carefully for any unauthorised works by previous own
ers that have been done since listing. There is a risk you might have to re
periodproperty forum may be useful.
Substantial internal changes I wanted to make to my plain Georgian
terraced house were agreed by Conservation Officer in a letter " the
internal changes will NOT affect the special interest of this listed
building and consent will not be needed".
Recent replacement of a large dormer window , the planning authority
went out of the way to agree a plan which was " a repair" and didnt need
permission , this included changing to double glazing and an extra
Pros of selling a listed building - no EPC needed.
On Fri, 20 Jan 2017 10:59:16 +0000, email@example.com wrote:
They can be very expensive. Listing covers the whole building, inside
and out and often the surrounds. The person responsible is the local
conservation officer (CO). The quality of these CO's varies and they
tend to make things up as they go along so advice from one may be
turned on it's head if a new CO arrives on the scene. If
contemplating purchase you need to employ a surveyor with listed
building expertise and make sure all work in the past has been
approved, if not it is the current occupier who must pay for remedial
Sometimes it isn't obvious (or sensible). A friend bought a listed
house and discovered later that a previous owner had built a covered
walkway to match period ones on adjacent buildings. The work was
carried out to a very high standard and indistinguishable from that on
other nearby houses. A new CO discovered that the original walkway
(identical to the replacement) had been demolished many years ago and
replaced by a nasty tinplate lean to in the 1920's. However, as this
wriggly tin had been in position on the date the property was listed
years later she required the owner to demolish the high quality
walkway and replace it with rusty tinplate.
While the owner has the responsibility to follow the dozens of manuals
and regulations they are hideously complex. Historic England
helpfully says "What activity does and does not require permission or
consent is a matter of considerable complexity and is the most common
area of misunderstanding." Not getting consent when it is required is
a criminal act.
Insurance can be a minefield. Normal insurance isn't usually adequate
as it won't cover things like reinstatement using period materials and
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