Before falling in love with the charm of an old house, consider these important questions:
Does an old house align with your lifestyle, family needs, and habits?
Can you live with the historic layout without making too many changes?
Are you ready for challenges like draughts, spiders, or that persistent damp spot?
Can you manage low doors, beams, or other quirks of older architecture?
Will your furniture fit? For example, can you get your favorite wardrobe up narrow stairs?
Can you afford unexpected repair costs, which may exceed your budget or the house’s value?
Are you prepared for the ongoing maintenance demands of old properties?
Owning an old house can be alluring, but practical considerations should take precedence before committing to such a project.
Do Your Homework Before You Buy
Buying an old house can be rewarding, but it requires thorough preparation to avoid unexpected challenges. Below is a comprehensive guide to help you navigate the process:
Gather All the Facts
Understand the Sale: Find out why the current owners are selling; they may have insights into potential issues.
Surveys and Expertise: Get a full survey by professionals specializing in the type of building you're considering. Ask for proof of their experience.
Be prepared to commission multiple surveys. For example, structural issues like cracks may require a structural engineer's report in addition to a general survey. Spending on advice now can save you from costly regrets later.
Impartial Advice: Use impartial consultants and avoid free surveys offered by parties with vested interests.
Cost of Repairs: If specific repairs, such as re-thatching, are needed, obtain quotations before signing any contracts.
Mortgage Considerations: Check for lender-imposed restrictions, such as the use of modern materials or damp-proof courses. A good surveyor’s report may help lift some conditions.
Listing and Conservation Areas
Check Listing Status: Determine if the house is listed or lies in a conservation area. Listed buildings are protected as part of heritage preservation, encompassing everything from cathedrals to small structures.
Verify listing status with your solicitor, not just the estate agent. Your local planning authority can provide the official listing description.
Understand that a listed building is protected in its entirety, including features like garden walls or outbuildings. Any alterations, including cleaning, painting, or window replacements, may require Listed Building Consent. Unauthorized work can lead to legal consequences and expensive remedial actions.
Responsibilities and Repairs: Owners of listed buildings may be compelled to undertake repairs if the condition deteriorates. Materials and alterations are likely to be closely controlled.
The Conservation Approach: Respect and preserve the original features where possible. Follow these principles:
Conserve rather than restore; repair rather than replace.
Retain the patina of age.
Use honest repairs and traditional materials.
Make alterations reversible, if possible.
Respect historic changes and avoid reconstructing lost elements.
Prioritize regular maintenance.
Understand Your Home & Retrofit Considerations
Historical Research: Learn about the history, construction methods, materials, and purpose of the building. Local history centers, museums, and past owners can be invaluable resources.
Specialist Courses: Organizations like The Society for the Protection of Ancient Buildings (SPAB) offer training and guidance on repairs, traditional crafts, and materials. SPAB also provides expert advice and connects homeowners with specialist professionals.
Budget and Plan Wisely
Old houses can require significant investment in traditional materials and skilled craftspeople. Costs can be unpredictable, so prioritize work based on urgency and budget.
Few grants or tax breaks are available, and some lenders may hesitate to finance properties needing substantial work. However, specialist lenders exist for such cases.
Avoid unnecessary exploratory work like stripping plaster or removing fireplaces, as this can damage the building and lead to legal issues with listed properties.
If in Doubt, Walk Away
An old house can be a rewarding but major commitment. If you have significant doubts, be prepared to walk away rather than risk taking on an overwhelming project. Enter the purchase with knowledge, preparation, and respect for the property's heritage.
Discover more about sustainable building practices and design strategies on our Building Survey Blog.
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Disclaimer:
The information provided in these posts is for informational purposes only and should not be considered design advice, specifications, or a calculation template. We assume no responsibility or liability for the use of the information presented. For professional advice or design services, please contact us via our contact form.
Reference:
Roger, H., Marianne, S. (2017). Old House Handbook: A Practical Guide to Care and Repair. Quarto Publishing PLC.
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