Surveying the scene of listed property09/09/19
Working in an area of the country that is largely rural, our surveyors and valuers often encounter buildings that have been listed as being of structural or historical interest. We find that farm buildings and dwellings in villages have many aspects – both interior and exterior – that are noteworthy and of historical interest. This makes them a significant part of our architectural heritage and their preservation is important.
In England, listed buildings account for approximately 2% of total building stock. There are three types of listed status for buildings in England and Wales. These are Grade I, which are buildings of exceptional interest, Grade II* are particularly important buildings of more than special interest and Grade II, which are buildings that are of special interest and warrant every effort to preserve them. The degree to which the property is protected will depend greatly on its location, its uniqueness, its architectural style, its age and the quality of its workmanship.
When we look at valuing a building that has a Grade listing, it’s not like valuing a newly-built or even twentieth century property. The building methods dating back into the nineteenth century and beyond may include such materials as thatch and the building may be timber-framed, with wattle and daub infills, rather than brick panels. Lathe and plaster could have been used on the interior walls – not modern plasterboard – and flooring is much more likely to be farmhouse tiles, wooden floorboards or other ornamental floor surface, rather than concrete or chipboard. You are also limited to the degree which you can alter such a property, if it listed or if it is located in a conservation area. Alterations and restoration will have to be in keeping with the property’s intrinsic aesthetic value and reflect the true nature of the original designer’s intent.
Due to the way construction has developed over the years and the myriad of building methods available, you need a high degree of expertise to survey and value listed properties and premises. Such assessments are sometimes called Historic Building Surveys. Our surveyors and valuers are able to identify, for example, the type of brick or timber used in a building’s construction. Such key features are clues to aid in the identification of the building’s historical period and value to heritage. At Forge Property Consultants, we feel very fortunate to be able to work with owners and buyers on some of our most treasured rural assets and to put our extensive knowledge at your disposal. If you’d like a survey or valuation of your listed property or prospective purchase, then get in touch with our consultants today.
Charles Lawson, Director