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Original poster

Grade II Listed Buildings – worth it?

44 replies

SilverConvention · 30/08/2021 22:43

We are looking to move and currently only one property ticks our boxes for location/size/budget, plus I really love how gorgeous it is.

We are both a little put off by its Grade II status though. But still, I'm tempted.

Anyone have any positive or horror stories to help us decide if we should consider it properly, please?

The layout is fine, but optimally I'd prefer to make the extra bow bedroom we don't really need, into an en suite.

What should we be thinking about?
All pointers welcome, thank you.

OP posts:
Original poster
SilverConvention · 30/08/2021 22:43

Box not bow

OP posts:
Cyrsethatballoon · 30/08/2021 22:45

They're unique. I love ours but it's a moneypit. The feeling of living in something so steeped in history is just amazing. Would I buy another one, probably not, but we've lived here over 20 years so had a good amount of time in one. You need to really love them and be happy to lavish them with love and money forever.

EastWestWhosBest · 30/08/2021 22:48

I grew up in a grade II listed building.
As far as I know it’s not a complete arse but it depends on the building really.
Whenever you want to do anything much more that repaint or hang a picture you need to apply. If you are getting anything from replastering upwards done then you might need a specialist person. The long and the short is that it can get expensive and some stuff that you might hate you can’t change.

Original poster
SilverConvention · 30/08/2021 22:50

Thanks for replying. I'm sure I'd absolutely love it. It's the money pit aspect that concerns me (what kind of things have ramped up your costs?), plus the hassle of having to request changes, dealing with beurocrats who can dictate what's what, and other limitations.

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Beetlewing · 30/08/2021 23:01

It's different depending on the building. I'd get in touch with the officials before you buy if you want to change anything they will tell you if you are likely to be allowed to. We are able to alter most of the inside but not the outside. Putting shelves up and hanging pictures is fine but if we wanted to change a door way or put a window in, they wouldn't like it.

Cyrsethatballoon · 30/08/2021 23:02

Replacing walls, bits of roof etc. Depends how old it is of course, ours is about 300. Has an enormous garden which is wonderful, house is quirky and very impractical but I loved it the minute I came through the door.

Original poster
SilverConvention · 30/08/2021 23:03

@Beetlewing

It's different depending on the building. I'd get in touch with the officials before you buy if you want to change anything they will tell you if you are likely to be allowed to. We are able to alter most of the inside but not the outside. Putting shelves up and hanging pictures is fine but if we wanted to change a door way or put a window in, they wouldn't like it.
Thanks. The outside is chocolate-box perfect. It's only really the en suite I'd love to add.

How do I find out who to contact?

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Orang3ry · 30/08/2021 23:05

Usually your local authority. They’ll have application forms you can fill in to outline your proposed works

Original poster
SilverConvention · 30/08/2021 23:05

@Cyrsethatballoon

Replacing walls, bits of roof etc. Depends how old it is of course, ours is about 300. Has an enormous garden which is wonderful, house is quirky and very impractical but I loved it the minute I came through the door.
Yes, this one would come with a massive garden, way bigger than anything else we've looked at. I do love it, just a bit anxious about the extra hassles/limitations.
OP posts:
Original poster
SilverConvention · 30/08/2021 23:05

@Orang3ry

Usually your local authority. They’ll have application forms you can fill in to outline your proposed works
Many thanks
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Tuliptulip · 30/08/2021 23:08

You need to talk to one of the conservation officers at your local authority. Grade 2 is the lowest listing so you only need Listed Building consent (rather than agreement by Historic England etc as required by the higher level listings):
historicengland.org.uk/advice/your-home/making-changes-your-property/local-authority/

Silkiescatz · 30/08/2021 23:10

We have one and love it. Lots of things do need permission which can take time and need original materials. Ours hasnt been too expensive except for thatched roof. Its the conservation officer at council you would discuss things with, ours is almost impossible to get hold of and charges for advice. I would only go for it if you are happy as is.

inmylifeIlovedthemall · 30/08/2021 23:10

I agree on the moneypit front.

I had mine for 10 years and although I sold it for more than I bought it for, I definitely didn’t make any money on it. Not even the amount of house price inflation in that time.

The costs of replacing rotten floorboards, constantly repairing rotten windows, mending the split lead on the roof etc. etc. presented never ending cash demands and the additional costs of heating a single glazed property just added to the woe.

But ohhhh how I loved, its style and uniqueness.

I would do it again in a heartbeat !!

Neighneigh · 30/08/2021 23:21

Ours is listed and to be honest it's not been that much of a pain, until I remembered one night during a massive thunder storm that we hadn't renewed our buildings insurance.....so yes you need specialist listed building insurance. The society for the protection of ancient buildings (Spab) have a brilliant help line you can ring about all this kind of stuff.

The only thing that's really cost us is having the wood /lead lined gutters repaired as they cost a fortune to work on, scaffolding cost a bomb too. I've renovated our drainpipes & sash windows, primed and painted them and they look great but I never want to touch a sodding can of primer ever again!
Speak to your conservation officer but I wouldn't have thought an ensuite would cause too many headaches as long as you didn't touch the external fabric of the building. So you won't be able to put a fan in or anything like that.

EastWestWhosBest · 30/08/2021 23:35

The money pit aspect rather depends on the building. My parents house is a solid stone built farm house. There hasn’t been much more gone wrong with it in the 50 years they’ve been there than there would be any other house. They had the roof replaced a couple of years ago which cost a bit more than it would do on a regular house.

The funny thing is that they didn’t know it was listed for about the first 15 years they lived there! When they bought it they’d rented it for about 10 years. They didn’t know anything about it being listed then. When the bought it nothing showed up in the searches because the person marking it on the map highlighted the wrong building.
They didn’t realise it was listed until they went to apply for planning permission to get an extension. The planning officer was not pleased to see the double glazed windows at the back of the house!!

BelhavenTer · 31/08/2021 00:51

PD (permitted development) doesn't apply so you'll need planning permission (Listed Building Consent) for all works that involves alterations of .... everything, including partition walls. Personal experience is many people just did the projects without much of approval in place, you see new kitchen/bathrooms in places they have no reasons to be in Grade I/A listed.

Grade II would be as far as I would go for; because they are plenty and none of the national importance, assuming consents are likely to be given. Insurance premium is obviously higher, but it does offer curb appeal with high ceilings large drawing rooms etc. Lots of insurers will turn away Grade I so in which case you are left with a handful of specialist insurers who would price as they see fit.

People of all age and demographics like Victorian/Edwardian/Georgian conversion. Very easy to love, sell/let. You are also likely to love and enjoy and be proud of the house, worth doing.

Xdecd · 31/08/2021 02:19

Ours hasn't been too bad although we did look at getting windows replaced and it would have cost an absolute fortune as they have to look the same as the originals. I wouldn't call it a money pit though, most houses need quite a bit spent on upkeep in my experience, don't think ours has been especially bad.

There's a lot of freedom with what you can do inside with ours but loads of restrictions on the outside. We can't even remove a hedge for example and had to get permission for a tree to be cut back. We can't usefully convert our attic as we can't put a window in. But if you're happy with the house as it is there's no problem.

Redsquirrel5 · 31/08/2021 02:27

Go and speak to the Conservation people at your council. I went ahead after speaking to them as it is only the outside so like for like on windows which meant I had to replace sash windows with the same. It wasn’t a problem as we had just replaced the ones on our house and I got the joiner to make two for that house. He is an excellent joiner who is used to doing listed buildings.

Check the wording of the Listed status the estate agent should be able to give you a copy. If you love the features you will want to look after the house. Good luck.

Original poster
SilverConvention · 31/08/2021 08:58

Thanks so much everyone for all the advice. Really useful and interesting.

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Cyrsethatballoon · 31/08/2021 09:13

but it does offer curb appeal with high ceilings large drawing rooms etc

Unless it's older than that and it's the low ceilings, cosy rooms and tiny windows of a chocolate box cottage which is what the OP's house sounds more like.

Cyrsethatballoon · 31/08/2021 09:14

I said up thread that I possibly wouldn't buy a 300 year old cottage again but I can't imagine living anywhere else I have to say. It's like part of the family.

Equalpayquery · 31/08/2021 09:17

Hmmm en-suite bathrooms and listing can be complicated depending on the house and the plumbing. As a general rule I would say that if an en-suite is a must then a listed property might not be for you. But worth checking specifics for the house.

ViceLikeBlip · 31/08/2021 09:24

You can't really buy a listed property with the hope that you'll be able to make alterations. Off the record, planning office take a very dim view of people who want to change their house within minutes of moving in.

Windows, roofs and wiring are common big expenses. But get a survey done (which will already be more expensive than a regular survey- and so it begins!) and go from there. Lots of old buildings have been well maintained/improved.

Mayhemmumma · 31/08/2021 09:31

I'm also in process of buying a grade 2 listed house - Lovely as it is but was wondering about underfloor heating - would this be a no go?

AnnaMagnani · 31/08/2021 09:36

It honestly depends on the building. Grade II is the lowest listing but it's still listing. I knew vaguely what I was letting myself in for as I'd been in a Conservation Area - now I have both, such fun!

There is a lot you can do without permission under 'general maintenance' but you still have to make sure you do it properly using appropriate materials.

Any changes need permission, they will be hot on checking you have used the right materials. For example my neighbour managed to build an extension but he had to have limecrete flooring, lime plaster everywhere and so on. It all pushes the costs up.

The existing plumbing in your cottage may be a bigger issue in your idea for a new bathroom. Plumbing is often eccentric to say the least! Which is not to say it can't be done, I've stayed in Grade I listed B+Bs where every room had an en suite, they didn't get built that way so with a specialist it can be done.

If I meet another person with a listed building within 2 minutes we are talking about lime plaster and how houses need to breathe Grin

You need a survey from someone experienced in surveying listed properties.