The Dos and Don’ts of Renovating a Period Property
This checklist of key points to consider before you start work on your home will ensure you’re renovation ready
Lior Brosh
3 June 2019
Dealing with a period property that’s been subject to numerous revamps over the years, or hasn’t been touched or maintained properly, can raise many unexpected issues. The key to renovating a building like this – or indeed any successful renovation – is to be as prepared as possible before you start, so consider these essential points to ensure your project goes smoothly.
Do get proper permissions
As well as the usual Planning Permission and Permitted Development rules, there might be a few other things to consider when renovating a period property. If your home’s in a Conservation Area or is listed, there will be an extra dimension to Planning Permission.
Listed Building Consent, for example, must be sought on top of the usual Planning Permission. For all grades of listed building, unless the list entry indicates otherwise, the status covers the entire building, internal and external, objects fixed to it and sometimes also attached and curtilage buildings or other structures.
Remember, it may be a criminal offence to fail to apply for consent when it’s required.
As well as the usual Planning Permission and Permitted Development rules, there might be a few other things to consider when renovating a period property. If your home’s in a Conservation Area or is listed, there will be an extra dimension to Planning Permission.
Listed Building Consent, for example, must be sought on top of the usual Planning Permission. For all grades of listed building, unless the list entry indicates otherwise, the status covers the entire building, internal and external, objects fixed to it and sometimes also attached and curtilage buildings or other structures.
Remember, it may be a criminal offence to fail to apply for consent when it’s required.
Don’t scrimp on research
It’s worth investing in a proper house survey and CCTV drain report to avoid any pitfalls later on. If you’re aware of the current state of the house and what needs to be fixed and when, you’ll save a lot of money in the long run.
If you’re planning a basement excavation, for example, it’s a good idea to find out where the drains are located under or to the side of your home.
It’s worth investing in a proper house survey and CCTV drain report to avoid any pitfalls later on. If you’re aware of the current state of the house and what needs to be fixed and when, you’ll save a lot of money in the long run.
If you’re planning a basement excavation, for example, it’s a good idea to find out where the drains are located under or to the side of your home.
Do consider your neighbours
Whether you have a period propety or not, it’s important to check if the proposed work falls under the Party Wall Act before you start.
You must serve a notice to your neighbours informing them of the work you’re about to do if it affects the structure of their home, any shared structure, or the boundary line. If you’re found to have breached the Party Wall Act, it could mean you have to stop work immediately.
Ready to take the plunge? Find an architect or building designer in your area.
Whether you have a period propety or not, it’s important to check if the proposed work falls under the Party Wall Act before you start.
You must serve a notice to your neighbours informing them of the work you’re about to do if it affects the structure of their home, any shared structure, or the boundary line. If you’re found to have breached the Party Wall Act, it could mean you have to stop work immediately.
Ready to take the plunge? Find an architect or building designer in your area.
Don’t forget about health and safety
It’s important to notify Building Control if you’re about to start work on site. You can do this through your local authority, or by finding a private inspector. Building Control has to be notified in order to make sure everything is built according to the latest health and safety regulations.
If you want to keep original features in your period property, it’s likely that some won’t comply with the current regulations. However, there are usually other ways to meet those standards. For example, if the original Victorian doors don’t comply with the new standard modern fire doors, Building Control might ask you to apply fireproof paint or install fireproof stickers on the recessed panels.
It’s important to notify Building Control if you’re about to start work on site. You can do this through your local authority, or by finding a private inspector. Building Control has to be notified in order to make sure everything is built according to the latest health and safety regulations.
If you want to keep original features in your period property, it’s likely that some won’t comply with the current regulations. However, there are usually other ways to meet those standards. For example, if the original Victorian doors don’t comply with the new standard modern fire doors, Building Control might ask you to apply fireproof paint or install fireproof stickers on the recessed panels.
Do get detailed drawings
Renovating a period home can throw up many unforeseen issues, which can cause additional work and cost. You can mitigate problems by ensuring you’ve covered as many design decisions as possible before you send the drawings out to tender or to your chosen contractor.
Make sure you get comprehensive, detailed drawings and specifications produced before your contractor starts on site. Poorly prepared tender documents, full of half decisions, can result in additional costs and a bad relationship with your contractors, and could impact the whole atmosphere of the project.
Renovating a period home can throw up many unforeseen issues, which can cause additional work and cost. You can mitigate problems by ensuring you’ve covered as many design decisions as possible before you send the drawings out to tender or to your chosen contractor.
Make sure you get comprehensive, detailed drawings and specifications produced before your contractor starts on site. Poorly prepared tender documents, full of half decisions, can result in additional costs and a bad relationship with your contractors, and could impact the whole atmosphere of the project.
Don’t assume the job will be straightforward
When dealing with a period building, you never know what you might find when you start exposing the walls and structure.
There’s a strong possibility a new extension, for instance, won’t be the only work that’s required. By nature, any addition can affect other parts of the house in terms of space, structure, materials and services.
Prepare for this by putting aside a contingency budget of at least 10% of the contract sum.
When dealing with a period building, you never know what you might find when you start exposing the walls and structure.
There’s a strong possibility a new extension, for instance, won’t be the only work that’s required. By nature, any addition can affect other parts of the house in terms of space, structure, materials and services.
Prepare for this by putting aside a contingency budget of at least 10% of the contract sum.
Do get insured
Remember to contact your current house insurance provider and let them know about the work you’re about to do. They may advise you on additional insurance cover for the works.
When you buy a period property, the insurer would ask you the age of the building and whether you’re aware of any structural issues, so be sure to declare any known problems, otherwise this could invalidate your insurance. Any issues should have been picked up by the structural survey you did prior to buying the house.
Also, be aware that a construction site is a dangerous place, so if you want to show friends around, make sure you check with the contractor in advance, so they can prepare the site accordingly.
Remember to contact your current house insurance provider and let them know about the work you’re about to do. They may advise you on additional insurance cover for the works.
When you buy a period property, the insurer would ask you the age of the building and whether you’re aware of any structural issues, so be sure to declare any known problems, otherwise this could invalidate your insurance. Any issues should have been picked up by the structural survey you did prior to buying the house.
Also, be aware that a construction site is a dangerous place, so if you want to show friends around, make sure you check with the contractor in advance, so they can prepare the site accordingly.
Don’t forget the contract
Before your renovation professional starts on site, make sure you get a proper contract drawn up. Renovating your dream home is usually a positive and exciting experience, but it’s always good to have something to fall back on if things do go sideways.
There are various contracts that can suit the type of work you wish to do; your architect should be able to advise on which contract will be the most suitable for your project. However, if you don’t have an architect or a project manager to oversee the work, you can buy contracts online from RIBA Bookshop.
Before your renovation professional starts on site, make sure you get a proper contract drawn up. Renovating your dream home is usually a positive and exciting experience, but it’s always good to have something to fall back on if things do go sideways.
There are various contracts that can suit the type of work you wish to do; your architect should be able to advise on which contract will be the most suitable for your project. However, if you don’t have an architect or a project manager to oversee the work, you can buy contracts online from RIBA Bookshop.
Do maintain the history of the property
Remember why you chose a period home in the first place – the original features are part of the package. You can keep many of them and still have modern, high-end elements with the most current services and gadgets available.
Ceiling roses can be removed while you rewire or install underfloor heating or sound insulation, then replaced. Old woodwork can be restored and, as older timber is generally stronger than today’s fast-growing wood, it would be well worth the effort.
An old fireplace can be used as a feature with a bioethanol fire or wood-burner inserted in the central space, as long as you’ve lined the chimney so poisonous fumes can’t escape between the bricks. And if you love the look of your home’s original radiators, get a plumber to do some checks to get them up to scratch as a heating source.
The key is to choose a contractor with extensive knowledge of period properties, as old features don’t always respond very well to the constant vibration caused by renovation work.
Tell us…
Are you planning to renovate or extend your period property? Have you found this advice helpful? Share your thoughts in the Comments section.
Remember why you chose a period home in the first place – the original features are part of the package. You can keep many of them and still have modern, high-end elements with the most current services and gadgets available.
Ceiling roses can be removed while you rewire or install underfloor heating or sound insulation, then replaced. Old woodwork can be restored and, as older timber is generally stronger than today’s fast-growing wood, it would be well worth the effort.
An old fireplace can be used as a feature with a bioethanol fire or wood-burner inserted in the central space, as long as you’ve lined the chimney so poisonous fumes can’t escape between the bricks. And if you love the look of your home’s original radiators, get a plumber to do some checks to get them up to scratch as a heating source.
The key is to choose a contractor with extensive knowledge of period properties, as old features don’t always respond very well to the constant vibration caused by renovation work.
Tell us…
Are you planning to renovate or extend your period property? Have you found this advice helpful? Share your thoughts in the Comments section.
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Great article with some very useful information. For the sake of the houses I would like to add a really important "do" to the list.... Do choose a contractor that fully appreciates period properties. Most builders do not completely understand the needs of houses that were built with traditional materials and before damp proof courses became a thing.
Top of your list should be: Don't suffocate the walls with modern renders, insulation and plastic paints; do use breathable materials.
If you trap water in the fabric of the property by preventing the natural flow of moisture through the walls they will fall into disrepair.
I agree this is an excellent article with sound advice.
Having first hand experience of purchasing a 200 year old stone property I also fully support Howard Brownings comment about using ‘breathable’ vapour permeable materials.
Before I can implement my plans to convert this house I must first deal with the consequences of aggressive 1970’s ‘renovations’ that have caused much regrettable structural harm to this house. I have spent many months hand chiselling away concrete and gypsum from the internal wall surfaces that smelled fusty and felt cold and damp. Because of this misguided treatment the internal timber frame with brick infill walls were shot to pieces. I now have the unenviable task of repairing and or replacing like with like. The robust exterior stone walls didn’t get away unscathed. The concrete mortar on the outside and the gypsum on the inside have trapped water inside for decades. The underlying historic lime mortar has crumbled and stones have come loose. I am slowly repairing them with lime mortar. Already the house smells sweet.
Modern materials are the death knell for traditional properties. The mantra should be never mix old with new. Traditional houses were built and behave in completely different ways to modern construction. This doesn’t mean you have to be stuck in a time warp. It has oft been demonstrated that with imagination traditional materials can be used to successfully construct contemporary design within an historic house without the damaging consequences of using modern materials and they don’t have to be draughty and uncomfortable either!
I have a better idea. If you don't like period properties, or period features, buy a modern house. I'm not a fanatic. I have a period property with updated bathrooms, a new kitchen, and a somewhat more open plan. But when I see historic spaces gutted like these, it breaks my heart. I love modern architecture, too; but I wouldn't destroy a house with character to get it.