9 things I wish I’d known before buying a listed building
Choosing a grade II listed cottage in need of renovation brought complications I didn’t anticipate. This is what I wish I’d known to make the project a smoother one
By Sarah Warwick
Advice by George Omalianakis
“I’ve lived in a number of different homes now, but I’ve chosen each for practical reasons – with one exception. The home I chose with my heart rather than my head was a grade II listed cottage in need of renovation.
It still had plenty of the usual benefits of buying a house like a great location, good transport links, and proximity to family but in falling in love with a home I set aside thoughts about the extra complications that arise with a listed property.
I have no regrets about the purchase, but it was a steep learning curve and with more savvy beforehand I could have planned and budgeted better. What should I have known? That’s what I’m sharing here, so you can prepare yourself if you’re considering buying a listed building.”
9 things I wish I’d known before buying a listed building
Choosing a grade II listed cottage in need of renovation brought complications I didn’t anticipate. This is what I wish I’d known to make the project a smoother one
By Sarah Warwick
Advice by George Omalianakis
George Omalianakis – Architect
George Omalianakis is a chartered architect and RIBA conservation registrant, a specialism in historic buildings and conservation areas. He has a level 3 award in energy efficiency for older and traditional buildings. He set up his practice, GOAStudio London residential architecture, in 2009.
Insulating windows is complicated
I didn’t expect to double glaze my listed home, but hadn’t realised that some alternatives can be clunky.
“The installation of double glazing is only possible when you look to replace windows that do not contribute to the significance and special interest of the building, and windows that are not significant themselves,” explains architect George Omalianakis of GOAStudio residential architects.
“You will find conservation officers with different opinions about what might be acceptable even when it comes to properties of similar historic significance,” he says.
I learned that there are things that will improve energy efficiency, however. “Draftproofing is acceptable in most cases and this is a quick win,” says George.
“Secondary glazing installation, ie the addition of a thin and openable window frame alongside the existing windows, tends to be acceptable too in conservation terms; however, it might not be the most practical or elegant solution,” he says.
“If you need to retain the existing window frames, and assuming that the existing glazing itself is not of historic importance, then you can consider the installation of slim-profile or vacuum double glazing,” he adds.
Insulation can be improved
I thought I wouldn’t be able to do much to improve the insulation in my home, but there are measures you can take to reduce energy bills.
“Carefully installed and specified loft insulation is generally acceptable between and over the ceiling joists,” explains George Omalianakis. “As long as this does not result in the loss of historic plasterwork or roof structure, you might also be able to insulate over or under the plane of your pitched roof.”
“External wall insulation tends to be a no-no for most listed homes,” he notes. “This is because external wall insulation covers the external walls like a blanket cover and this results in loss of features, detailing, and the building’s special character.
”Internal wall insulation is an option for homes with solid brick walls and this is something that can be acceptable in some cases – rarely though. This is because of the fact that the richness of original interiors, finishes, cornices, joinery and plasterwork, will all be compromised with the introduction of a thick layer of internal wall insulation. It is only when such features have been lost or been compromised that the opportunity presents itself to insulate these internal wall surfaces.
“The installation of insulation within external (often timber frame walls) can be acceptable in some cases, and do not forget insulating the floors too especially if you have a suspended timber ground floor.
“Always use permeable (breathable) materials, seek professional specialist advice, and apply to obtain listed building consent before you carry out any building works to your listed home,” he adds.
A heat pump might be an option
My ownership of a listed home predated the increasing adoption of heat pumps, but there’s good news if you are thinking of doing so now.
“Historic England’s latest guidance in July 2024 seeks to set a better balance between conservation and climate action,” says George Omalianakis.
“When it comes to changing old boilers and hot/cold water systems to low carbon alternatives, such as to heat pumps, Historic England considers such changes to be generally acceptable, if not actively encouraged.
“A lot depends on the listing and on the significance of the property, however the installation of an air or ground source heat pump makes oil tanks, plant equipment and old piping redundant, which means that they can then be removed.
“You can further avoid damage to the historic fabric by being careful with where you place the heat pump unit and how the new piping runs across the house,” he says.
“In terms of approvals, listed building consent is required when the heat pumps are fixed to the building. And you might require planning consent as well.” Check with your local planning authority.
BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT
Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.
When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.
Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide, Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide
HOME DESIGN – Find ideas for your project.
- Side extensions London residential guide
- Rear extensions London residential guide
- Kitchen extensions London residential guide
- Roof extensions London residential guide
- Residential renovations London guide
- Mansard roof extensions London residential guide
- Contemporary extensions London residential guide
- Flat extensions London residential guide
- Garden flat extensions London residential guide
- House extensions London residential guide
We provide architectural services for residential projects in the following London Boroughs:
Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster
We specialise in
- Greener homes
- Retrofit and energy efficiency for older and traditional buildings
- Conservation areas
- Listed Buildings
- Homeowner architectural services
- Property developments architectural services
GOAStudio London residential architecture limited.
86-90 Paul Street, EC2A 4NE, Hackney
Chestnut Avenue South, E17 9EJ, Waltham Forest
t: 0203 984 3005
