Surrey Listed Property Do’s & Don’ts
Before you begin remember listed buildings both Grade 1 and Grade II are protected. Renovations and changes are going to have to be approved and will also cost you more than you think. You will also need specialise contractors, materials and insurance. Whilst often seen as a headache the end goal is to live in a property that is historically priceless and remain so for the next owner when you move on.
Do’s
- Understand your rights regarding VAT on new work undertaken on a Listed Building. The onus of deciding if tax is due or not rests with the builder, and he will want to charge it ‘Just in case’, and once it has been paid, there is no mechanism to reclaim it from Customs & Excise.
- Be sure your home insurance policy is suitable for a Listed Building. For a ‘Normal’ house, in the eventuality of a claim, the matter is between you and your insurance company. With a listed building, English Heritage or the local Council Conservation Officer will insist any repairs or rebuilding match the original in both style and methods used, and the owner is responsible for financing this work, whatever the cost! It is a pain but it is a necessity.
- Contact your local Conservation Officer if you have just brought a Listed Building. He can be your greatest friend and ally. He will almost certainly know of houses near you that have experienced all of the same problems that you will encounter. Who you need to speak to depends on where you live on a town level. Click here for all of Surrey.
- Ensure that when buying a listed building any alterations have the relevant listed building consent, it doesn’t matter who did the work or how long ago it was done, it is the current owners responsibility. This is where a trip to the council and the land registry comes in. It is also sometimes possible to piece together changes from old photographs.
Don’ts
- Mix modern methods with traditional methods. Your home will almost certainly be built with lime mortar, and using cement in older buildings can cause irreparable damage. There are a number of builders and roofers who have experience working on older buildings and they will be able to advise you what is possible and what is not.
- Forget most products and materials were delivered to your home on a horse and cart, and invariably, they are from a local source. If, for example, you want to colour-match mortar, look for a local sand supply and forget the builder’s merchants.
- Rush into making changes to your Listed Building. Spend time in the house, and decide what works and what doesn’t and then slowly undertake each task. The house has probably stood for several years, and a few months of consideration will be time well spent.
About the Author
Simon Burrage: I have been a Surveyor and Party Wall Expert for longer than I can remember. If you would like help and advice and your property is based in Surrey or the surrounds please get in touch on 01932 864375 or visit my website
