I'm buying a Grade 2 listed do-er up-er!
Discussion
As there seems to be a lot of love for these types of thread on here, I thought I'd start one on the house I'm about to exchange on in the next few weeks.
As a bit of back-story, me and the wife decided on a move out of the congested and way too busy SE England and move to a slightly more rural area, and reduce the mortgage a little.
I was lucky enough to have two job offers, one in Norfolk and the other in Somerset. We've got family in North Somerset, so after the job offer for Somerset came in, our house was on the market and sold for full asking the first weekend. We opted to rent first and buy once we got to know the area a bit better.
Having set out our criteria, of rural or semi rural, a big plot and ideally not too much work (our last two houses being major renovation projects) 18 house viewings later, we'd thrown the criteria out the window and fallen in love with & had an offer accepted on a Grade 2 listed Georgian town house, in need of major updating!
The OH has always loved Georgian properties, and they've always been well outside of budget, but this one hasn't been touched since the late 70's (plumbing and electrics are probably 60's) but IMO fantastic looking and has bags of potential. So we have 2800 sq ft of work to do!
I take it that plans are mandatory,
The old front, now the east side of the house
Internally, the wiring and plumbing is very dated, so will be first on the list of things to get done. There is also a part of the small walled garden than has a notable lean on it, which will need doing - alongside a chimney rebuild, again with a lean.
All of the radiators are proper museum pieces, and only one radiator on the first floor, on the landing!
Bathroom is a little dated! There is two made out of 1 room, so planning to make one fantastic sized one in when we come to redo it.
Kitchen and dining room are probably the best rooms in the house, but both need some investment. The fireplace in the kitchen is the local Ham Stone and mentioned in the listing.
There is just over .6 acres, mostly south facing, but walled to the west and a drive, and a walled and railing to the east. Plan is to build a double garage on part of the west garden and drive, but I recon that will be next year.
As a bit of back-story, me and the wife decided on a move out of the congested and way too busy SE England and move to a slightly more rural area, and reduce the mortgage a little.
I was lucky enough to have two job offers, one in Norfolk and the other in Somerset. We've got family in North Somerset, so after the job offer for Somerset came in, our house was on the market and sold for full asking the first weekend. We opted to rent first and buy once we got to know the area a bit better.
Having set out our criteria, of rural or semi rural, a big plot and ideally not too much work (our last two houses being major renovation projects) 18 house viewings later, we'd thrown the criteria out the window and fallen in love with & had an offer accepted on a Grade 2 listed Georgian town house, in need of major updating!
The OH has always loved Georgian properties, and they've always been well outside of budget, but this one hasn't been touched since the late 70's (plumbing and electrics are probably 60's) but IMO fantastic looking and has bags of potential. So we have 2800 sq ft of work to do!
I take it that plans are mandatory,
The old front, now the east side of the house
Internally, the wiring and plumbing is very dated, so will be first on the list of things to get done. There is also a part of the small walled garden than has a notable lean on it, which will need doing - alongside a chimney rebuild, again with a lean.
All of the radiators are proper museum pieces, and only one radiator on the first floor, on the landing!
Bathroom is a little dated! There is two made out of 1 room, so planning to make one fantastic sized one in when we come to redo it.
Kitchen and dining room are probably the best rooms in the house, but both need some investment. The fireplace in the kitchen is the local Ham Stone and mentioned in the listing.
There is just over .6 acres, mostly south facing, but walled to the west and a drive, and a walled and railing to the east. Plan is to build a double garage on part of the west garden and drive, but I recon that will be next year.
singlecoil said:
Very nice, some of that furniture would be worth having, any chance of getting it with the house?
Yes, the vendors are downsizing so there is a potential for purchase of some of it. The OH does furniture resortation as a bit of a hobby, so nearly had a fit as we were viewing.I've said we'll definitely have the mirror in the dining room, if nothing else.
inabox said:
Congratulations! I love Georgian properties. My brother has something similar to yours that was essentially derelict. I've been rewiring it and it's becoming a lovely home. What state are the windows in?
Mostly fubared. Painted shut, weights and cords removed on some of them and some screwed closed, but all of the downstairs have the original internal shutters, as does half the upstairs. That's this summers project to reinstate them.There is a fair bit of secondary glazing, although it helps for insulation, I think it ruins the look of the windows. I think a long chat with the local conservation officer is going to be an early priority.
Thanks all for the wishes of good luck, it's my first listed building, so going to be a bit of a learning curve on what I can and can't do without consent. We intend to do it very sympathetically so hopefully that should stand us in good stead.
Property values are much better as well.
Stuart70 said:
Gorgeous house, good luck with the work to follow.
I would love something like that, however sadly stuck in the south east....
It's one of the best decisions I've made to make the move to the south west, there is a real community feel here and people are genuinely friendly, something that the south east has lost. I would love something like that, however sadly stuck in the south east....
Property values are much better as well.
crankedup said:
Beautiful property which deserves sympathtic love. May I suggest. www.periodproperty.co.uk
Some very knowledgeable and helpful people on this excellent site.
Great site, thanks for sharing!Some very knowledgeable and helpful people on this excellent site.
Thanks all for the wishes of good luck and / or you're nuts comments, all welcome and appreciated! 
I'll answer some posts directly, but thought I'd do an update to keep the interest up. We're hoping to exchange next week and complete on the 10th, so all getting closer. We visited yesterday and agreed a price for some of the furniture (including the fantastic mirror).
I've got some additional photos PH, just to give an idea of some of the issues!
Lean on one of the four chimneys!
Not in bad condition, but will have to be rebuilt nonetheless.
Lean on the garden wall.
General upkeep outside
Interesting electrics, possibly installed by Fred Flintstone.
The ridge on the floor (you certainly couldn't play marbles on the 1st floor landing) and general carpentry to make the doors fit..... its not too bad for 200+ years old though.
I'll answer some posts directly, but thought I'd do an update to keep the interest up. We're hoping to exchange next week and complete on the 10th, so all getting closer. We visited yesterday and agreed a price for some of the furniture (including the fantastic mirror).
I've got some additional photos PH, just to give an idea of some of the issues!
Lean on one of the four chimneys!
Not in bad condition, but will have to be rebuilt nonetheless.
Lean on the garden wall.
General upkeep outside
Interesting electrics, possibly installed by Fred Flintstone.
The ridge on the floor (you certainly couldn't play marbles on the 1st floor landing) and general carpentry to make the doors fit..... its not too bad for 200+ years old though.
BenWRXSEi said:
I think I'm going to enjoy this! We're currently in an early-Victorian Grade 2 listed building so I can sympathise with much of what has been said.
Heat retention will be one of your biggest battles long-term. Some suggest going for secondary glazing but in my eyes it's the worst possible thing you can do to those lovely sash windows. I'd recommend getting an efficient modern boiler fitted, but keep those lovely old radiators - with a decent amount of heat in them they're absolutely mega
I refurbished a couple of ours with some industrial gunmetal grey spraypaint and they look pretty cool as well. You'll need a couple of mates to move them
Make sure you go for heavy lined curtains - we have 6-foot single glazed sash windows - and maybe see if you can get a woodburner or two fitted (depending on the aesthetics of the current fireplaces of course). Don't forget doorways, the chances are none of the external doors will fit very well.
A combination of the above has turned our originally freezing house into a comfortable, warm home without a UPVC window in sight
We've had a solid wall Victorian villa before, and had the joys of playing "how many jumpers can I fit on". We've found that the very heavy curtain and internal thermal wall lining to be the most effective, and like you say, new and efficient boiler. Heat retention will be one of your biggest battles long-term. Some suggest going for secondary glazing but in my eyes it's the worst possible thing you can do to those lovely sash windows. I'd recommend getting an efficient modern boiler fitted, but keep those lovely old radiators - with a decent amount of heat in them they're absolutely mega
I refurbished a couple of ours with some industrial gunmetal grey spraypaint and they look pretty cool as well. You'll need a couple of mates to move them
Make sure you go for heavy lined curtains - we have 6-foot single glazed sash windows - and maybe see if you can get a woodburner or two fitted (depending on the aesthetics of the current fireplaces of course). Don't forget doorways, the chances are none of the external doors will fit very well.
A combination of the above has turned our originally freezing house into a comfortable, warm home without a UPVC window in sight
Radiators, there is only a single one upstairs, on the landing, so we're going to have to install some new ones whatever happens. I quite like the look of these, depending on the decor we do in the rooms.
http://www.diy.com/departments/kudox-tova-mirror-v...
dmsims said:
Nice
might be worth contacting http://www.sbpt.info/ for resources etc
One of their officers used to live in your house
Good link - thanks.might be worth contacting http://www.sbpt.info/ for resources etc
One of their officers used to live in your house
Short update as I've had a couple of days off and starting to get things done.
All of the very nice vanity sinks are off the walls in the bedrooms and the tiles have been started to be pulled dow. All of the old curtain track and curtains (that the last owners kindly left) that haven't been touched or washed for 35 plus years
have also been taken (ripped) down, spider carcasses and all.
I've also just finished putting up 50 metres worth of dog proof fencing in the garden and associated posts so hands are starting to feel like I've been pounding the posts with the palms.
Changing the 3x toilet seats was a nightmare, as no modern seats properly fit, so all manner of bodgery was employed to get them on as well as a wide selection of "tools"
|http://thumbsnap.com/wU0CwZQQ[/url]
The house itself has a very nice "feel" to it, and surprisingly warm, the cast iron radiators absolutely belt out heat and retain warmth for about 3/4 hours after the heating goes off. Cast iron baths are interesting to use, a mix of rough patches and friggin smooth, dependent if your having a bath and getting your arse sandpapered or showering and ice skating around in them.
Best find so far, the original servants call bell system is still fully operation (just needed the fuse sorting in the relay for it) and Mrs Veegas has threatened to punch me on the nose if I continue to press it when she's downstairs and call for tea and toast
2nd best thing, getting my book collection out, which has been in storage for the last 8 months. Its like rediscovering old friends.
Thanks all for the kind wishes and hello's, I'll do some proper replies at the weekend.
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All of the very nice vanity sinks are off the walls in the bedrooms and the tiles have been started to be pulled dow. All of the old curtain track and curtains (that the last owners kindly left) that haven't been touched or washed for 35 plus years
have also been taken (ripped) down, spider carcasses and all. I've also just finished putting up 50 metres worth of dog proof fencing in the garden and associated posts so hands are starting to feel like I've been pounding the posts with the palms.
Changing the 3x toilet seats was a nightmare, as no modern seats properly fit, so all manner of bodgery was employed to get them on as well as a wide selection of "tools"
|http://thumbsnap.com/wU0CwZQQ[/url]The house itself has a very nice "feel" to it, and surprisingly warm, the cast iron radiators absolutely belt out heat and retain warmth for about 3/4 hours after the heating goes off. Cast iron baths are interesting to use, a mix of rough patches and friggin smooth, dependent if your having a bath and getting your arse sandpapered or showering and ice skating around in them.
Best find so far, the original servants call bell system is still fully operation (just needed the fuse sorting in the relay for it) and Mrs Veegas has threatened to punch me on the nose if I continue to press it when she's downstairs and call for tea and toast
2nd best thing, getting my book collection out, which has been in storage for the last 8 months. Its like rediscovering old friends.
Thanks all for the kind wishes and hello's, I'll do some proper replies at the weekend.
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Sorry for the very length period since the last update, I've been pretty much flat out.
I'll do a proper photo update this week, but one of the earlier posters commented on the speed with which projects like this soak up time and money, which was absolutely spot on!
Quick list of things done since March,
Total rewire of the house.
Hive heating controls installed.
60 plus meters of dog proof fencing installed.
4 sets of sash windows recommissioned
2x doors rehung
3 rooms redecorated
2 carpeted
Dangled off the roof to unclog the rain hopper in a thunderstorm, with a friggin white water river going on inbetween the valleys of the roof where I was standing / wading. (not looking to do that again!)
Lost an 80million year old fossil in pond.
Bathroom completely stripped and replastered, including removing the 28 stone cast iron bath with a 12lb sledge hammer.
Loads more, but they'll no doubt come to me when I have a look through the photos.
I'll do a proper photo update this week, but one of the earlier posters commented on the speed with which projects like this soak up time and money, which was absolutely spot on!
Quick list of things done since March,
Total rewire of the house.
Hive heating controls installed.
60 plus meters of dog proof fencing installed.
4 sets of sash windows recommissioned
2x doors rehung
3 rooms redecorated
2 carpeted
Dangled off the roof to unclog the rain hopper in a thunderstorm, with a friggin white water river going on inbetween the valleys of the roof where I was standing / wading. (not looking to do that again!)
Lost an 80million year old fossil in pond.
Bathroom completely stripped and replastered, including removing the 28 stone cast iron bath with a 12lb sledge hammer.
Loads more, but they'll no doubt come to me when I have a look through the photos.
Update time: current on public transport to go and look at a car so seems like a good use of time.
Right bathroom first;
Yea gads, I've never been so frustrated by every single thing that I've attempted to do. The wife and I started out by thinking it would be a relatively simple strip of the walls, redecorate and fit new sanitary ware.
Not even close. The wall paper was 11 (yes eleven) layers thick.
On the external wall, the paper was also holding the plaster up, so as the paper came off, loads and loads of the plaster came down too!
We've plasterboarded, boarded and plastered the walls.
Now the bath - all 28 stone and bolted to the joist delight that it was. I considered getting some mates round to remove it out, but we have a fairly tight dog leg into the room, having measured it would have gone - bit up on its short end. I decided to scrap that and go with a bit more therapeutic way of taking it out.
Sledgehammer, lump hammer, chisel thick wool blanket, 32oC heat and an hour later, jobs jobbed
Decoration is nearly done and the plumber is coming back next week to give me a hand connecting up the two vanity units and free standing bath. There is a mix of imperial, metric, Victorian random size, leadpipe waste, cast iron soil and other general bodgery that I'm trying to recitify.
I'm slowly coming around to the conclusion that it's going to be easier to replace the whole heating and plumbing system at some point.
I'll do another post with the next lot of photos.
Right bathroom first;
Yea gads, I've never been so frustrated by every single thing that I've attempted to do. The wife and I started out by thinking it would be a relatively simple strip of the walls, redecorate and fit new sanitary ware.
Not even close. The wall paper was 11 (yes eleven) layers thick.
On the external wall, the paper was also holding the plaster up, so as the paper came off, loads and loads of the plaster came down too!
We've plasterboarded, boarded and plastered the walls.
Now the bath - all 28 stone and bolted to the joist delight that it was. I considered getting some mates round to remove it out, but we have a fairly tight dog leg into the room, having measured it would have gone - bit up on its short end. I decided to scrap that and go with a bit more therapeutic way of taking it out.
Sledgehammer, lump hammer, chisel thick wool blanket, 32oC heat and an hour later, jobs jobbed
Decoration is nearly done and the plumber is coming back next week to give me a hand connecting up the two vanity units and free standing bath. There is a mix of imperial, metric, Victorian random size, leadpipe waste, cast iron soil and other general bodgery that I'm trying to recitify.
I'm slowly coming around to the conclusion that it's going to be easier to replace the whole heating and plumbing system at some point.
I'll do another post with the next lot of photos.
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