Tell me the worst bits - and best bits! - of living in an 18th century grade II listed house.

[MovingToPlan]

I know houses this old can be quirky, interesting, money pits. I'm really keen to understand the daily life experience of owning a house like this. Have you managed to update the interior (new kitchen or bath?)

We've viewed a house like this recently and I'm thinking of making an offer. 😊

Yep this. When we did a final viewing to buy this place and measure up it was just before Christmas last year and the previous owner's decorations were stunning - the place looked like it had escaped from a Christmas movie.

This year - well the bits the kids have had their hand in (I'm an early putter upper) look like Tinkerbell vomited and shat all over the house and I've had to buy a load more stuff for my TASTEFUL and colour themed office tree! Plus the height of tree needed increases ridiculously!

Well, I've put an offer in, so I'd better start buying more thermal vests to prepare for next winter (if accepted, of course..) 😁

Hope you get it, sounds like you love it, which is what you need plus cash. Ours is thatch so warmer in winter but some are colder, depends on property. We haven't found work costing too much more but initially we had issues with delays on things - thatch was 18 months. You do need top quality people rather than the cheapest and ideally specialists but they are lovely people and you get to learn about them too.

Do your research and learn about old houses. Join SPAB - great your advice. There are differences in materials and how to look after them and plenty of tradesmen will give you poor advice. Educate yourself do that you can look after it and enjoy it.

My Georgian house (1790) has nice big windows (all bar one of the sashes look to be original-we just get them painted and repaired when necessary.

The walls are 40-50cm thick stone or stone rubble so we need a few weeks of very hot weather before the house bakes.

The rooms are all good proportions.

We had a 60's extension on the back when we bought it in the 90's so listed building let us replace it (we're grade 2), but we have been turned down for a couple of other alterations because of an important garden wall and window that nobody but us, or an immediate neighbour would see.

My advice is to keep an old property well aired (buy a dehumidifier if you don't want windows open) and keep an eye on the roof/gutters/pointing.

We went to a Spab course about owning cornmills. All the watermill people loved it because they could look over at the windmill owners and smugly think they are madder than us.

Don't be afraid of lime plaster, is really easy to get hold of and more & more people enjoy working with it. We DIYed it, even the ceilings.

We mostly love it, we accept the compromises and see our selves as just one of many families who have lived here.
We do tend to find more modern homes a bit too hot, I've had doors and windows open today, I'll light the fire this evening and we have underfloor heating and radiators that kick in when needed.

My BIL really didn't get on with his listed property. He actually wanted ensuites, conservatories, not spend anything on heating, resented not being in total control. He would have been much happier with a new build with big windows and some modern oak tacked on.

I am going to disagree with Gardeningtime ** re internal works.

We have original and Victorian fireplaces, which have to remain in situ. It was a lit easier for us to get permission for our extension because we agreed to keep the original 'window' and door in place.

Likewise we couldn't alter our staircase.

One of our neighbours was only able to gut their house because all the clearly quite old 'renovations' were unapproved (all original features gutted).

The Listing might also affect the gardens so even putting a new shed/summerhouse has to get approval if a neighbour complains.

We live in a 1720 house ( 2*- but very similar limitations) . It's big, very light and the thick walls hold the heat very well.

We've done all bathrooms, kitchen and cellar with consent. I love old houses, but maintenance is relatively expensive. There's always something that needs repairing/ restoring.

Mice get into our C16th somewhere, we don't know where. Eventually they die and then we get TONNES of flies. Like a hundred in one day. Happens several times a year despite many attempts to block up holes.

I agree, everything is listed ( inside and out) dating from the time of listing. Like for like replacements don't need consent.

Our 1980s soft wood, hideous, leaky conservatory needs consent to change! However, they're really likely to allow us to change it - if we can ever afford to!!

This is one hundred percent incorrect; yes you need consent to make a structural change like a conservatory but no one needs permission to change their 80s kitchen or bathroom. What do you think planners are making folks go through planning permission for that?😂😂

@MovingToPlan I'm
In the process of buying exactly this .. I'm scared too 🙈 but it's beautiful

Ah @floofbag we'll have to start a support group once we're in!

Actually it's not incorrect. Anything that affects a Listed property's historic or architectural interest can require Listed Building Consent. This may not be necessarily structural works.
This is different from planning permission which is only required for 'development' which van include extensions, and other alterations.
As I said earlier, it is always best to check with the Conservation Officer/planning department.

The amount of misinformation on this thread has surprised me. People posting about stuff they clearly don’t know.

i recall actually one of my friends new partner sitting waxing lyrical in my house about how he’d never buy a listed building and stating a lot of erroneous reasons why. It was a wider conversation about a neighbouring property.

our house is chocolate box pretty and very unique, 1600s , anyone with a clue would suspect it was listed. I stopped him confused and stated this is listed, and he stared at me and said is it?

I Simply responded yes and having had the conservation officer here multiple times and been through for planning permission twice, I knew for a fact what he’d said was erroneous on multiple fronts and explained those fronts politely. Like no I didn’t need permission to hang wall paper or replace the bathroom or sand the floors. He just said oh right. Nice guy but I recall side eyeing him and thinking why spout off about shit you know nothing about.

Sorry I meant a new bathroom or kitchen in a room that wasn't a bathroom or kitchen, moving walls etc, creating new space. I agree no permission for changing cupboards or sinks!

This is correct but it is not what you said. You said everything at the time of listing was listed. I was pointing out that was nonsense. Your leaky kitchen, bathroom. Or tatty 60s wallpaper is not listed. The structure and all original, with emphasis on original is. And listings also vary.

Yes sorry that’s what I meant..

Also non structural changes like changing bannisters, fireplaces, door surrounds etc can need consent.

@Gardeningtime It wasn't me that said that, but you are wrong - the whole property is Listed. Obviously there will be less concerns over alterations to more modern sections, but LBC may still be required.
And yes, Listings do vary - most LBs are unique which is why it is difficult to give blanket statements saying certain works/alterations don't require LBC. They might not at some sites, but may well do at others.

We have just changed kitchen putting things in like for like and that doesn't require any permission, same with bathrooms. Obviously if you have anything historical in it which was listed you don't change that but a standard kitchen or bathroom no issue changing. If you want to change boiler its the same. Loads of listed houses here and never known anyone fined, even the lady who took a whole load of council land and added it to her property, she just got a please put it back letter 3 years later. Thatched roof I applied for listed buildings consent free took a month, neighbours didn't and was fine. But obviously don't buy a listed property if you don't like the layout or want ensuites everywhere. Only issue we've had is chimney which took 8 months and 3 attempts to get permission for and then it was lockdown so tudor brick company and specialist lime mortar both closed then severe backlogs and thatch couldn't be done until chimney was. The only thing in kitchen or bathroom is if you are changing things outside better to get listed buildings consent but that's free here at least and takes a month.

Gardens are in a conservation area here so any work on trees including pruning requires permission again free.

Yay hope you get the house!

Ours is a grade 2 listed early 18th century thatched cottage.

Things to consider:
If it's single glazed you likely won't get permission for double glazing - we have secondary glazing but it's rubbish.
Get your local conservation/listed buildings officer on side asap, but keep them at arms length too. You can generally replace and repair "like for like" and this is much easier if they are not intimately acquainted with what it started out as.
If you don't ask you won't get! We managed to get permission for a first floor loft conversion in the single storey bit, including new windows into the thatch, by having a frank conversation with the conservation officer about how we planned to protect the original timbers.
Damp is everywhere.
If you do any loft work, you'll likely need a bat survey first, they seem to love old buildings.
Home insurance might be a lot more expensive.

Go for it, OP. It's massive fun, and you can't beat living in a special house.

@MovingToPlan I'd love to chat if you want to .. we are committed and moving from a new build 🙈🙈

Advice on listed buildings is also pricey here - if we want the councils advice on a project its £500 if you want them to put it in writing but most things are straight forward and don't need this.