Viewing a grade II listed property

[MintTeaLady]

I’m going to view a grade II listed property tomorrow and I’m sure the general reaction will be to run very fast in the opposite direction as the energy rating is the worst I’ve ever seen.

Even though I know it’s ridiculous to be considering it, what sort of things should I be looking for? I’ve viewed plenty of “normal” properties and I’m fine with having to do work on houses to bring them up to scratch, but I’m out of my depth with listed buildings.

I know I won’t be able to get away without posting a link, so here goes: www.propertypal.com/695635

No advice on listed but I really like it!

Are you happy having the two tenants and becoming a landlord?

Check if they had listed buildings consent for the ensuite in the main bedroom. If not then you could theoretically be forced to remove it by the council. Keep an eye out for any other partitioning or changes to the original layout as they may also have needed listed building permission. Looks like it has been loved by current owners so you may find that there isn't anything too bad.

It will be cold to live it. Listed buildings nearly always are because it is very hard to insulate them well enough without damaging original features.

Thank you both for the replies.

@123deepbreath yes, I have been a landlord before and whilst I didn’t love it, I could do it again. I have questions to ask about it though as it’s quite different being a landlord when the tenants are actually on site too!

@Geneticsbunny thank you. I will explicitly ask about any changes and the en-suite. I am very confused about why the family are selling it as the village, their family and that house are all tied up together.

I have been putting off viewing it because I know it will be absolutely freezing. I can cope with the cold myself but my DH struggles in our well insulated house as it is. He’s adamant that I’m underestimating him though!

I'm just thinking how much it will cost to heat it, decorate and re carpet, they are not small rooms!

Beautiful house though and the garden looks immaculate

Lovely house - I'd love it. I have a Grade 2 house and there is a reasonable amount you can do to keep them warm. You could start by looking at whether it would be possible to install a more energy efficient heating system as oil fired can be expensive. It is also possible to get permission to change windows to double glazed if you use one of the (very expensive) heritage firms. We just use heavy interlined floor to ceiling curtains - in draftier places we have door curtains as well. If the chimneys have been maintained then open fires can be a good way of heating the rooms around the stack. Lots of insulation in the loft is also a good idea.

But they are money pits as there is always something that needs fixing.

I've just viewed one and whilst it was lovely I could feel the cold off the windows on a mild day. My parents had similar original windows and paid a fortune to have them sympathetically double glazed. I found the lay out of mine inconvenient and would be difficult to modernise without application for permission.

My parents had a grade 2 listed property and the officials were so difficult about everything. I reckon it depends on where you live as to how easy it would be to seek permission for works.

I like character properties but given I already live in a Victorian house with all its benefits and shortcomings I've decided I'm not willing to buy a Georgian pile and make my life harder and more costly.

I lived in a listed building. The one thing to remember is it will need constant maintenance, there will always be something you'll need to decorate or fix or replace. They tend to be a labour of love, and can be a money pit.

I needed new windows in mine (this was back in 2005). I couldn't put upvc windows in as they had to be wood, and they were also off sizes. Upvc would have cost me about 10k, wood was 23k.

In many ways, it’s just like viewing any other property. You’ll either love it, or not. If you do love it, there are compromises to be made and things to account for as with any other property, and you’ll allow for them make them work. If you don’t love it, then it doesn’t matter anyway!

One of the things I did was go and have a chat with the local Conservation Officer, to see what their attitude and advice is towards changes, repairs, improvements etc. This used to be free at my local council, but now there’s a charge for it. But it really gave me confidence that a listed property was something I could realistically take on.

Look online for advice on buying a listed property.

That is one awesome towel rail in the bathroom 🚽, I’d buy it just for that 😃

It's interesting. I've lived in similar and it took days to heat up. Please let us know how you get on with the viewing

About that house in particular, it’s on a main’b’ road, and practically opposite a junction. With single glazing, on a rainy day, the noise won’t be great.

Look on their web site and see the listing, it may only be the facade, there may or may not be interior features.

This is incorrect. Legally all of a building is listed. Any listing description is just that - just because it's not mentioned doesn't mean it's not listed.

Stunning!

Beautiful house.

I'd check how the rules surrounding EPC for rented properties will apply. It may be prohibitively expensive to upgrade.

It's fabulous. It has great potential even if it gives of a bit of a Craggy Island vibe.

That is my dream kitchen.

Our listed building isn't cold at all but that one looks like it could be!

Agree about asking around for the lowdown on the local conservation officers, they can control your life!

We work on the theory that whenever we do something to the house, we find an issue underneath. We just have a contingency fund and don't let it get us down.

It is beautiful. I rented a listed property and whilst I didnt pay for replacement doors and windows I know they were bespoke and expensive.

I would imagine everything would be harder.

Yes definitely get on the good side of the conservation officer, understabd what the restrictions are. We found out a whole wall and kitchen extension was done without sign by previous owners, the council were fine as it was internal but they were really hot on any exterior changes to the point that we couldn't clean our brickwork

Also try to understand what the building is made of and how strict the repair requirements are. We had a grade 2 with a minor roof leak. It ended up being the lead flashing which had to be replaced like for like even though it wasn't visible. Cost us 10k and 3 times more than the modern equivalent.

That caught my eye too, it’s very clever. It’s a gorgeous house.

Our house is 400 years old and Grade ll listed. The only drawback is the draughts which, like a pp, we mitigate with thick curtains and draught excluders. We have a log burner in the sitting room and it can get too hot in there!

Gorgeous house. We are in the process of buying a GII listed 1750s stonehouse. I really didn't want to like it but I did, and we were buying in a really hot spot in a competitive market, so when our offer was accepted (offered on seven other properties before this one!) we were relieved.
I've since been looking and re-looking at the advantages and disadvantages of a listed house. There are great FB groups (search for listed houses, traditional listed buildings) which gave me some hope around the maintanence and heating of a listed house. But I have accepted I will be cold and there will probably always be damp in some corner or other. Also, the survey was super scary.
The one thing that would hold me back would be the tenants situation, and the change in EPC requirements - not sure if that is achievable with this property?
Good luck, whatever you decide.

That one has been posted on here before! At least 18 months or a couple of years ago. I’m almost 100% sure as pretty distinctive. I like it… but I reckon it needs more than superficial work.

wonder if a MNer bought it then and is selling it now - or maybe owners withdrew it then…

what was it like in RL

It looks in sound enough condition but the first thing is to remember that everything is protected by listing, inside and out including the outbuildings. Any changes that aren't like for like repairs will require listed building consent, which can take a min of 3 months to get. It's odd it's referred to as Grade II listed, that isn't a designation in NI, I'd assume it's B1. A conservation accredited surveyor is a must, they'll be familiar with old buildings and know what actually needs done rather than just tell you to rip out all the old fabric and replace it.

Check with local planning if there are any enforcements on it due to unauthorised works, you'll be liable to rectify anything done by previous owners at your own cost. If there are, you can use the replacement costs to negotiate a lower price but you have to carry out the works as it's a criminal matter.

It probably will be cold. The windows look original so it won't be possible to replace them and it will be difficult to get permission for secondary glazing on any windows with shutters. uPVC won't be acceptable for any part of the building (windows, suits, gutters, downpipes etc). High quality materials must be used, ie lead, solid timber.

You have a hidden parapet gutter behind the crenellations, which looks good but they will need to be cleared a few times a year or it can back up and leak into the house very quickly. The rental income might offset the regular maintenance costs a bit.

The Historic Environment Division have some owners guides for listed buildings that might be of use:
www.communities-ni.gov.uk/publications/owners-guide-listed-historic-buildings-northern-ireland

www.communities-ni.gov.uk/articles/buildings-advice-and-maintenance

Good luck with the viewing!

I think it looks like a council office. I don't like the frontage with the red door at all, I assume that's the front?
It looks nicer round the back though. More country cottage.

Just as well we're all different. I hope you enjoyed looking round today.