Grade 2 listed property - renovation advice

[houserenohelp]

I am considering offer on a grade 2 listed property.
It's a lovely farm house.
Kitchen needs replacing as there isn't really one but there is a pantry to thats a bonus. Kitchen would be just one run of units on one side next to the aga and then a big table/ island.

Bathroom only has a bath and sink then separate toilet so would want to replace bath and sink with something more modern and fit a shower, possibly with a toilet in that room as well. Theres a downstairs toilet with space for a shower as well.

My concern is are the gardens and out buildings included in the listing? I love gardening and would want to make it my own.

There is also only minimal heating off the aga so would need to consider that as well

Anyone done a Grade 2 renovation?

Outbuildings likely to be listed. As are walls if there are any to the garden.

Kitchen units not likely to be an issue. Anything like removing walls would need permission. Depending on the type of property, things like lime plaster would need to be used.

Heating could be more difficult.

Ongoing maintenance needs deep pockets.

Replacing a kitchen shouldn't be an issue or need Listed Building Consent. Bathroom might need LBC if you are installing a shower which needs you to.add pipes in walls etc. Same with moving loo.

Garden buildings are definitely included in the graded listing but shouldn't stop you putting up a greenhouse or similar. Patio etc should also be OK. Make sure you get permission if you want to add a.summerhouse or garage or want to knock anything down. Some established trees may be in the listing.

Heating is trickier. Councils are usually in favor of adding central heating or similar (but be aware that ground source heat pump etc will need the house to be fairly air tight) because they'd rather the house be lived in than not.
An aga is a great start though! Is it oil or solid fuel?

I've always lived in old houses and it's never been a problem as long as you're aware from the get go you need extra time and finances.

As a rule of thumb, adding/covering things is OK, ripping out is a big no. Decorating is OK but make sure you use period/lime/ clay based paint which is breathable.

Good luck!

Thanks for your reply. I am excited as only been in new builds since leaving home but prefer older buildings.
I am worried about being cold but it does have 2 wood burners and now summers are getting hotter we should be fine for a few months.
Ideally I'd like to convert one of the out buildings and use the land for camping etc so we can sustain living in an expensive house!

There seem to be some radiators maybe running of the aga but only downstairs. Water tank in the large bathroom

Everything within curtilage will be listed so do familiarise yourself with your legal obligations and make sure consents for work already undertaken are all in place already.

SPAB and Historic England have plenty of info.

OP, you'll definitely need LBC as well as planning to convert any building into something other than it is ie as a business or dwelling but that doesn't mean it they'll say no.

Two wood burners is plenty to keep the cold out! Just make sure you get friendly with a good supplier and use rugs and thick curtains to keep warmth in.

Look up the listing on here: https://historicengland.org.uk/listing/the-list/

typically things that are most ‘precious’ will be described in the text, so they would be the trickiest bits to alter, albeit you will still need listed building consent for any ‘material works’.

It is ‘only’ Grade 2 which is a lot less onerous than a 2* or a 1. I wouldn’t be scared of buying it unless you have plans to knock down half of it or build an enormous extension.

Thanks no plans to change much really I guess more concerned about on going costs etc
Only a few internal moderations needed as I am happy to keep it rustic

This is wrong. The description is for identification purposes. It does not list the important features. There is case law about this.

Also 'only grade 2' should not be counted on....

In our 3 years of experience we would not touch a listed property with a barge pole. Too many people have a chance to interfere.
A £2000 planning application is currently on £14000 and only just nearly finished.
Have you checked the running costs of the Aga?

Oh and buy a coat as I doubt you will ever heat it like a modern house.

We’ve just done this and found it relatively stress free. I’d suggest going round with a local architect experienced with LBs- they will be able to give you a good steer on what’s likely to be allowed (and this can vary by area so I would be cautious of assuming something will be allowed just because it’s been allowed elsewhere).

Everything within the curtilage is covered so that includes outbuildings, paths etc. changing the garden should be fine but walls, terraces etc may need permission.

It is more expensive than a modern house both to do the work and maintain it but if you love old houses it can definitely be worth it. On heating, we were allowed to add the new thin double glazing to our Tudor house (to my eye it looks the same as single), so don’t assume that making changes like this will be a no.