Making the grade with a listed home
They tend to be beautiful, have a history and are protected from change. But listed homes also have a reputation for placing all kinds of burdens on their owners. They are not to everyone’s taste.
There are about 460,000 listings across the UK and they will be in the spotlight soon because Listed Property Awareness Week takes place later this month, ahead of a special exhibition at London’s Olympia on February 24 and 25.
Listed homes are designated in three categories: Grade I, Grade II and Grade II*. Various levels of ‘protection’ apply to each, but being listed in any category applies to the entire property, inside and out.
Slightly different processes apply in Wales, Scotland and Northern Ireland.
While the occasional 20th- century home is listed, the status is much more likely to apply to older houses. historic england says almost every home built before 1700 which survives in anything like its original condition is listed, as are the majority of those built between 1700 and 1840. After that, it is only ‘best in class’ properties.
For purchasers, there is a dilemma: how do they know before they seal the deal whether a listed building can be upgraded in a way that suits a modern family?
‘Before you buy, see the local council listed buildings officer who will give an indication of whether your proposed changes seem appropriate. Check if any specific feature underpins the listed status — this is likely to be non-negotiable in terms of modifications,’ says James Greenwood, of Stacks Property Search.
‘Grade I and Grade II* properties are a much more serious matter than Grade II — the chances of getting permission to make changes are remote, so purchasers need to be sure that they love the property as it is.’
Sometimes a property might be listed because it has a rare example of a type of pillar, roof or internal layout. That means the other, less rare areas of the house may be looked on favourably for improvement by the local conservation chiefs. even so, historic england recommends that when you do get consent, work should be carried out in a way and with materials quite unlike those used by standard builders or DIy enthusiasts. And it is advisable to hire a planning consultant to liaise with the council. historic england also advises owners to keep a record of what they discover when they lift floorboards or remove cracked plaster, in case it’s of historical significance. In addition, it urges owners to use materials as close as possible to the original. So they may have to replace rotten original windows with identical sash examples made from the same kind of timber; or when it comes to paintwork, it may be necessary to use lime wash or keep to specific colours. Despite these onerous and expensive restrictions, estate agents say listed buildings retain their popularity because of their unique qualities. Websites such as Period Property ( periodproperty. co. uk), the Listed Property Owners’ Club ( lpoc.co.uk) and historic england ( historicengland.org.uk) provide useful guides and contacts. The official planning website ( planning portal.co.uk) explains the consent process and how to appeal if necessary. So after all this work, will a listed home attract a premium when you come to sell? yes, according to Giles Cook of London estate agency Best Gapp. ‘The kudos might attract a rarity value,’ he says. And there are plenty of people who love a sense of history.