What you need to know before buying a listed property in Scotland

Scotland is known for its stunning period properties, from medieval castles to Georgian townhouses. These homes come in all sizes and descriptions and are rich in charm and history. However, owning one requires careful consideration. Here’s what you need to know before purchasing your fairytale-perfect home.

Understanding Scotland’s Listed Buildings

Scotland has around 47,000 listed buildings, categorised into A, B, and C grades:

• Category A: Buildings of national or international significance, outstanding for their architecture or history.
• Category B: Buildings of regional importance.
• Category C: Buildings of local interest.

These buildings are overseen by Historic Environment Scotland (HES), which manages changes and maintains a public register. Because alterations to listed homes are tightly controlled, they’re not usually suitable for major renovation projects.

Conservation Areas and Planning Restrictions

Beyond listed buildings, many parts of Scotland are designated as conservation areas – places where appearance and character are preserved through planning regulations.

Edinburgh alone has 50 conservation areas, including the UNESCO World Heritage Sites in the Old and New Towns. In such areas, homeowners must often obtain planning permission for even minor changes, such as repainting a door or cleaning stonework.

Key Considerations When Buying a Listed Property

If you’re thinking about buying a protected or listed home, there are several important steps to take before committing to a purchase:

1. Have Your Solicitor Check Property Approvals

Ensure your solicitor carefully examines the property’s history to confirm that any previous alterations were properly approved. If not, you could become liable for correcting unauthorised work.

2. Arrange a Specialist Building Survey

The standard Home Report may not provide enough detail for listed properties. Choose a surveyor who specialises in historic buildings as they’ll understand the unique construction methods, materials, and maintenance requirements. A thorough top-to-bottom survey can identify issues such as damp, structural weaknesses, or hidden repairs that could prove costly later.

3. Understand Renovation Restrictions

Thinking of making improvements? Be prepared for planning restrictions. Each council area has its own rules on what’s acceptable for listed buildings. All changes - from extensions to cosmetic updates like repainting - typically require consent.

Maintenance Costs and Approved Contractors

Owning a listed property can come with higher maintenance costs. When repairs are needed, they must be carried out promptly and to an exacting standard to prevent further deterioration.

You may also be limited to certain materials or approved contractors, as local authorities often maintain lists of specialists qualified to work on listed buildings. Tasks such as replacing windows, roofing, or stonework may therefore cost significantly more than in a standard property.

Specialist Insurance for Listed Properties

Because of their unique historical and architectural features, listed homes often require specialist insurance.

A standard home insurance policy may not cover the true value of period materials, fixtures, or craftsmanship. Look for insurers offering bespoke coverage tailored to listed buildings... though expect this to come at a higher cost.

The Rewards of Owning a Historic Scottish Home

Despite the additional responsibilities and expenses, owning a listed property can be an incredibly rewarding experience. You’ll be helping to preserve a piece of Scottish heritage while living in a home full of unique charm and character.

If your heart is set on owning a historic home, use the advanced search filters on espc.com to find a property with the style and history you’re dreaming of.