Podcast: An architect's guide to transforming Edinburgh homes
In the final episode of the ESPC Property Show, Paul & Megan are joined by Niall Hedderman of Real Life Architecture to discuss renovating and reimagining the unique properties of Edinburgh.
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Key Insights
The value of pre-purchase architectural consultation
Consulting an architect before buying is crucial for older homes. They offer advice on feasibility, costs, timelines, and planning. This helps buyers avoid mistakes, especially since 800,000 of a million UK homes sold annually likely need renovation.
The unique challenges of Edinburgh architecture
Edinburgh's layered history and World Heritage/listed building status create unique challenges. High-net-worth buyers often don't grasp strict rules on original layouts. Owners are seen as custodians, not absolute owners, limiting major alterations.
Common issues in older properties and the need for invasive surveys
Many old Edinburgh properties suffer from neglect or poor past renovations (e.g., botched electrics, rot). It is advised that interested parties should consider an invasive survey before purchasing. Offering a small payment for potential damage can uncover hidden issues like subsidence or asbestos, avoiding costly surprises.
Navigating the planning system
Edinburgh's planning system is underfunded and understaffed, leading to issues. Overworked officers often avoid pre-application discussions, forcing applicants to submit, face rejection, withdraw, and reapply. This "hands-off" approach causes significant frustration and delays due to a lack of negotiation.
Adapting layouts for modern living and the "Tesco test"
Modern living demands different house layouts; kitchens are now central. The "Tesco test" checks grocery bag accessibility. He advocates clear public/private splits and open-plan L-shapes or split levels for flow and privacy, avoiding large, exposed square rooms.
The crucial role of contingency funds
Renovating older buildings has unpredictable costs and Niall stresses a contingency fund: 5% for new builds, 10% for extensions, and at least 15% for renovations. This covers early-found issues (e.g., subsidence, asbestos). No fund means clients "maxed out on day one" face problems.
Renovation costs vs. property value and geographic disparities
Construction material and skilled labour costs are consistent, but property values vary greatly. This explains why domestic alterations are more viable in high-value areas like Edinburgh. A £200,000 renovation on a £750,000 property makes more sense than on a £250,000 home.
Adapting properties for work-from-home lifestyles
The work-from-home trend, boosted by COVID, has changed house usage, with more and more need for discussions about clients' work-from-home needs. This means modern renovations increasingly require integrating dedicated, functional office spaces, a less common consideration 25 years ago.
The challenge of open-plan vs. privacy
While open-plan living is popular, simply creating a large, square room can lack privacy. Incorporating L-shapes or split levels to create distinct zones ensures flow while providing areas for concealment, avoiding constant exposure, and maintaining comfort in modern designs.