Getting Started: Listed Homes

ABOVE: Listed properties have plenty of charm, but bear in mind that their status means making significant changes – as opposed to repairs – is likely to be almost impossible. (Read more about this renovation...).

Discovering that the property you have fallen in love with is listed can create a mass of uncertainty. Will you still be able to turn it into the home of your dreams, or are you more likely to be subject to an endless list of restrictions and an interfering conservation officer who orders you to carry out costly improvements ‘in keeping’ with the style of the original? In truth, the reality lies somewhere in between.

Listed status is applied to homes of ‘special architectural or historic interest’, inside and out, to protect them against unauthorised demolition, alteration and extension. There are three grades of listing in England and Wales (Scotland and NI have their own systems): Grade I, Grade II* and Grade II, which is the ‘lowest’ and most likely. If the house was built before 1840, then there’s a good chance it is listed. Failure to gain listed building consent before carrying out works can result in a fine or even imprisonment.

If your prime consideration is to alter or extend the property, then don’t buy it until you’ve had a serious discussion with the conservation officer at your local council. You may well be able to reconfigure some of the building’s layout, change elements such as the staircase or windows, or even add on an extension — but don’t assume so.

The good news is that any approved work for ‘alteration’ (as opposed to ‘repair’) on listed homes is zero-rated for VAT; but you will first require listed building consent.

The joy of owning a listed home is that it is entrenched in history and full of character; if you find the restrictions too stringent, then perhaps it’s not the best project for you.

ABOVE: If converting a listed barn, you’ll not only have to deal with controls from your local planning authority, but will also need listed building consent. (Read more about this listed barn conversion...).

Join the Listed Property Owners Club (lpoc.co.uk) for further advice and support.

Listed Renovations:

• Restoring a Derelict Listed Georgian Farmhouse
• Converting a Listed Stone Barn
• Restoring a Listed Cottage

Further reading:

• Self-building in Designated Areas
• How to Self-build or Renovate in the Countryside