Thinking of buying a 300 year old listed cottage. What do we need to know?(51 Posts)
I've no experience of living in an older property, as we're moving out of a modern flat. We're thinking of making an offer on a 1723 listed weatherboarded cottage. This is not a renovation job as it seems in immaculate condition inside - upstairs floors a bit wonky but that's to be expected, beamed ceilings a bit low but we're only short!. We will have a full structural survey done but I'm a bit nervous about taking on such an old building and issues like upkeep, maintenance, cost of heating, potential pitfalls....Does anyone have any advice on things we should be asking the owners? Things to look out for? Hidden costs to be aware of? Thank you.
Matilda, I don't really notice our low ceilings until someone really tall comes around.
One of our friends is 6ft 7 and he looks ridiculous in our house. Another one did knock himself out running out of the front door at speed, but it made us laugh so much, I can't look upon it as a negative.
I am so used to getting out of bed with my head at 45 degrees due to low sloping ceiling, that I do it even when away from home.
It's not oppressive at all, although you could never describe it as bright and airy! Our kitchen/dining area is fairly large and has many downlights, so it's actually quite bright. Our sitting room has no ceiling lights or wall lights, ultra low beamed ceiling and small windows. Candles & lamps are our friends.
We've found there are HUGE amounts of hidden costs, not even the obvious things like needing to find the specialist heritage bricklayer and ordering in the lime plaster.
For example, the ceilings are low, so we can't use pendant lamps, so we have to put in wall lights, but its very hard to find wall lights which actually light a room to an acceptable level for working, despite the best efforts of the Mumsnet Property squad. The best ones we've found cost over £100 each.
Be careful of stretching. We know the people who bought one that we had an offer refused on, and we are so glad we didn't go higher to get it - they have poured a fortune into it since buying it, way more than we could ever have done, and they're not done yet. We would have been broke and the house would have been disintegrating around us.
Low ceilings - no, not oppressive (and my DH and all my male relatives are 6ft+) but it does drive colour /lighting choices. We have painted almost every room white and have added lots of lights.
Thanks all for the great advice and good wishes. Our latest offer was declined so just wondering if we can pluck up the courage/funds to go a bit higher. But don't want to go too high as I think we'll need contingency funds from the sounds of things.
Another question for those of you who live in cottages with low timbered ceilings...do you find it at all oppressive or is it something you get used to? We're not tall so it didn't feel too bad at all to me and it's only really the living room where it would be an issue. But I've never spent any real amount of time in a house with low ceilings so it's hard to know...
Porkster - loving the ceiling story - sounds very familiar. I am refusing to take off any more wallpaper in our 1700 cottage and am merrily painting over it all whilst pointing out to children that it makes the house warmer as its another layer of insulation
We did nice chats with our conservation officer and I was very blond at times which seemed to go down remarkably well and DH stayed out the way when conversations regarding what we would like to do happened as we had been told in advance by various neighbours that he usually had arguments with men ... Still everything we asked for was approved and we are almost done. Did have to go down the traditional materials route which is expensive and we are now totally broke, but we do have an almost lovely, very authentic cottage with lime walls etc etc and I woudn't have it any other way!
Good luck with the offer - if your heart wins just go with the flow
I love my house, but it's a bit chilly
and lime plaster looks sooo nice
trouble is, the "wallpaper" is all woodchip - so it's strip it or live with it, there is no covering it up..
4 rooms down, lots to go.
I would agree with that wallpaper rule.
I steamed off our dining room ceiling's wallpaper having lived with it since we moved here 10 years ago.
The ceiling then fell down.
One of our rules for living in an old house is never, ever to remove wallpaper, because it is usually the only thing making sure the lovely lime plaster is staying thereabouts put.
We did have a ceiling re done in lime plaster though (thankfully insurance job) and it is lovely. Much better than the plasterboard which infests lots of the other ceilings.
Sausagedog. That horse bolted a long time ago for our house
and every plasterer we have ever met refuses to work with lime plaster
Ps stealth, we do like to bang on about lime plaster, but it is for the good of the building in the long term
We aren't all pompous I promise!
Excellent advice here. Have a look on SPAB website- loads of useful info on repairs, damp etc etc.
The main thing to keep in mind is that repairs are specialised- ie you can't just plaster with modern materials etc, so will be more costly.
Things like windows- yes you will have to keep them single glazed but they don't have to be drafts- you can get them draft stripped and secondary glazing without any problems.
Good luck op!
Apparently we have a "18c farmhouse with a catslide roof" - um, no, that would be a terrace of 3 tiny cottages (1 formerly a mill, another formerly a school) completely gutted and converted into one house, with a garden room added over which the roof was then extended (very well, as it happens). The only thing I thank our lucky stars for is that it was stripped to the brick and replastered (and then artexed/covered in woodchip ) when converted, so even
bloody idiot conservation officer can't insist on lime plaster
Ha yes Stealth - but I am aware, as I stand there nodding, that I am encouraging the pompousness... But really, 1980s stuff from yours? Having said that, ours made a big song and dance about replacing a really not that bad at all 1970s door in a thatched cottage with one that was really deeply unpleasant. Completely illogical, as the thatch had been done beautifully, with the ridge ornamented, and then it ended up with this vile unsympathetic door. So I am not that surprised with your brick built fridge surround. Mumsnet 2100 will probably be preserving them as features, I'll have you know.
LOL at toomuchtea - the conservation officer's pompous description of our house was so completely and utterly inaccurate it made me want to scream. It wouldn't matter quite so much if it weren't for the fact that the features he is so in love with date from the 1980's conversion (immediately before it was listed) and have no historic value at all whatsoever. Mind you, this is the man who made us get a structural engineer's report to say that the brick built fridge surround wasn't structural before he would let us take it out, so we are never going to be on the best of terms
We went a month or so ago and looked round some new builds and whilst initially I was wooed and tempted by the thought of an energy efficient, clean, straight, new, perfect house with little or no initial upkeep or maintenance costs
and the cheaper running costs and smaller mortgage and monthly saving... I must be mad none offered the living space or character we have in this house.
I have to say, I wouldnt want to make any changes to the house externally, or internally really, as I love it just the way it is. It's more a case of what the eye can't see ie what's going on under that weatherboarding, is the roof about to collapse (and if it did, how much would it cost to replace). We made an offer today so just waiting to see what happens next. I love it but I'm wondering if i might just feel a bit relieved if they turn us down and I can go and look for a normal modern house!!
We're having a second viewing at a cottage built in the 1800's this week, and our heart is winning over head.
The log burner is doing it for me!
Get to know your local conservation officer well before you start applying to do anything to the house. Have them round to have a look at the house, so they can give you general advice and tell you about the house (not always accurate imo, but just nod). Ask their advice on looking after the house, and take it. If you've built up a relationship with them and they already know you're not going to go sailing in ripping out the historic fabric and moaning because you can't have UPVC, they'll be much more amenable.
Oh and check for any exisiting covenants on it as well... we pay a nominal insurance in case the church of england decide they would like us to pay for repairs to the local church... about £25 for 10 years and there is also a stipulation about the height of our hedge (--which we have conveniently ignored--).
Also you do need permission from the Planning Department to
pass wind change anything on the exterior e.g. window frame colour or material and also any major structural changes internally.
We live in a Grade 2 listed house built in 1370. We joined the Listed Property Owners club and got our insurance through them. The full structural survey we have done made us and I wanted to run for the hills. However, the surveyor pointed out, any house of any age will have had or may have in the future issues which need to be addressed. If it has been standing a while it is probably not about to fall down tomorrow.
The main issues for us is that nothing is standard, e.g. window sizes - so no off the peg buys, door sizes etc. Also it is not the best insulated house and can be drafty, but ours tends to be warm in the winter and cool in the summer despite its' lack of efficiency! Materials you need to do any jobs may be more expensive and any jobs generally need doing by a specialist rather than any old odd jobber.
It could be a money pit if we let it...
Worth getting a very thorough woodworm check!
I love my old house passionately - it was left in a will in 1653 so it is at least that old. We do need to do the electrics at some point, and a bit of the roof, but it is a comfortable, warm and dry house to live in. Not all old houses are falling down, just as not all newish houses are problem free.
We are not listed though.
We're about to move into an old house - 1800s. So far, we've had it checked for:
-full survey (which said that roof is fine)
-specialist brickwork (who is also checking exterior timbers & guttering)
What else should we be checking? The solicitor did the usual drains check. We haven't had an electrical survey - is that worth doing? We've had so much paperwork involved with, I'm concerned we're going to overlook something.
at the shared water supplies - we, by contrast, have 2 all to ourselves (took a while to work that one out when looking for stopcock...). Neither has a meter, though, so we only pay one bill.
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