Who do we need?

[Alittlegusty]

For various reasons we live in an old grade II listed house which has quite a few issues which need sorting out:
Rotten windows
Some damp patches
Pointing needs doing in some areas

I have no experience of how to go about getting these things fixed. To be honest we really need advice about the extent of work and likely cost (and so whether to stay or not).

Who do we need? Do we just find a builder? A surveyor? I just want someone who will come round and explain what exactly needs doing, how much it will cost and how to go about it (as it’s listed).

Has anyone had similar?

I'd get a general builder who can bring in other trades as needed. Get quotes from 2 or more people so you can see if one of them is ripping you off or making up extra work.

Grade 2 listed? I'd get a specialist old-buildings surveyor in to tell me what needed doing.

You will have local specialist listed surveyors, book yourself one of those. Expect to pay around £1500+ location and house size will dictate this - you will have a report that terrifies you, as they will list everything.

But don't get builders or quotes until you have the report, then you can ask the surveyor to highlight almost traffic light the most urgent areas.

Then get builders x 3 quotes but make sure they know you have the report.

Surveyors, good ones are lovely, they don't have objectives like builders as they get their fee for their work so we've slays found them really helpful and upfront.

I agree with the previous posters. Don't just get a builder in as they won't necessarily use the right techniques. Also be aware that unless you are doing a like for like replacement, you "should" check with the conservation officer at the council as to whether you need to apply for listed buildings consent.

E.g. repairing/refurbishing the existing sash window would be ok, but if you are replacing the glass with double glazed glass or replacing the windows entirely with new ones then you might need listed buildings consent.

A good sash repair person can cut out and replace the damaged wood with new quality sections. You won't get better quality wood than what is already there as you can't buy slow grown wood any more.

Also beware of anyone who says "I have worked on national trust buildings". We get it a lot and they do the same job as people who don't say that but cost twice the price!