ARCHITECT FOR RENOVATING LISTED BUILDINGS IN EDINBURGH
About one quarter of the properties in Edinburgh are listed buildings. Whether it is a Victorian villa or a Georgian townhouse, I have been working on these wonderful old buildings since 2009 and in that time I have acquired considerable experience in the skills necessary for successful renovation projects. There is a gallery of my projects at the bottom of the page and this is a list of the main things needed to ensure a listed building is refurbished properly.
The cost of renovating old properties varies enormously. It isn't possible to apply a simple square meter rate to this kind of work, instead the work must be itemised and individually costed. It is vital to have a contingency fund for refurb projects. I advise my clients to have at least 15% extra set aside in case the contractor finds unexpected items that need to be fixed. So if the construction construction contact is £50k you should have another £7,500 as a contingency fund.
Some of the things that regularly go wrong on listed buildings include, rotten timbers above the windows, the electrical earth has rusted away, lead pipes need to be replaced, previous owners had sub-standard electrical and plumbing work carried out and that damaged the floor joists. The big one however, is the roof.
If there is one lesson I learned from renovating old buildings, its to repair the roof first. There is no point paying for new electrics, plastering and decoration only for the roof to leak and rainwater to run down inside the building, destroying all the new work. I have worked on projects where modest repairs to the lead flashing and stone pointing around chimneys was all that was necessary. On other projects the entire roof had to be stripped and new slate fitted. I have contracts across Edinburgh who specialise in this work, so you need expert advice I can arrange a quote.
The parts that are usually most in need of repair will vary from building to building, but the common ones are;
Stripping the windows, cills and shutter to repair rot. This sometimes involves upgrading from single to double glazing, which requires the lead weights, ropes, pulleys and astragals to be upgraded to cope with the extra weight.
Stripping internal doors and ironmonger.
Making bowed floors level again. This can sometimes involve replacing structural joits if they are rotten or have been 'notched' by previous work to the drains or electrics.
Repairing cornices and ceiling roses. Stripping back hundreds of years of paint.
Replacing old electrics and heating. This can be very disruptive, as it damages the walls, floors and ceilings to run new pipes and wires.
Renovation work to listed buildings wont usually require statutory approval. Listed Building Consent will be necessary in the following circumstances;
If you plan to change the use of the building (convert a shop to a flat, for example)
Upgrading single glazed window to double glazing.
Altering the internal layout, no matter how simple.
Changing the external appearance in any way.
A listed building consent application is assessed by the planning department and I have extensive experience negotiating with the officers in Edinburgh to secure approval for my clients projects. If in doubt get in touch on the contact page, I an happy to advise you.
Good contractors are hard to find, great ones truly are worth their weight in gold. I am fortunate to have an ongoing professional relationship with some great contractors who specialise in renovating listed buildings in Edinburgh. These are small building firms, who only take on one project at a time and are often booked 9 - 12 months in advance.
I am happy to consider working with new contractors but I always make discrete enquiries behind the scenes to check their reputation and suitability for the project. I have 15 years experience renovating listed buildings in Edinburgh. My network of contracts in the industry is extensive. If your project requires a special material, a unique skill or a bespoke item made to measure, the chances are I know someone who can help. I know many of the best people across Edinburgh and can bring them together for your renovaiton proejct.
Listed building consent is a statutory approval required from the local council before carrying out any work that would affect the special architectural or historic interest of a listed building. It applies in addition to any planning permission and covers both external and internal alterations. In Edinburgh, applications are assessed by City of Edinburgh Council's planning department, with significant works also reviewed by Historic Environment Scotland.
Yes — listed building consent is required for any internal alterations to a listed building in Scotland, no matter how minor they appear. This includes removing or altering walls, changing floor layouts, and modifying original features such as cornices, skirtings, shutters or fireplaces. Unlike planning permission, listed building consent explicitly covers the interior of the building, not just its external appearance.
Installing double glazing in a listed building requires listed building consent and must be done carefully to preserve the character of the building. Replacement windows must closely match the originals in profile, astragal pattern and external appearance. Double-glazed sashes are heavier than single-glazed ones, which means the original lead weights, ropes and pulleys typically need to be upgraded. Capital A has extensive experience managing this process with Edinburgh's planning department.
The cost of renovating a listed building in Edinburgh varies greatly depending on the condition of the building and the scope of works — unlike extensions, it is not possible to apply a simple cost per square metre rate. It is essential to carry a contingency fund of at least 15% above the contract sum, as unexpected issues such as rotten roof timbers, failed electrics, damaged lead pipes or structural problems are common. Capital A always recommends addressing the roof before any interior work begins.
The most common renovation priorities in Edinburgh's listed buildings are: roof repairs including lead flashing, stone pointing and slate replacement; timber windows with rot in frames, cills and shutters; full electrical rewiring; floor joist repair or replacement; and restoration of cornices and ceiling roses. Addressing these in the correct sequence — starting with the roof to prevent water ingress — avoids expensive damage to later finishes.
Yes — it is entirely possible to create a contemporary interior within a listed building while preserving its historic fabric. Capital A specialises in sensitive internal alterations that upgrade the layout and services of Georgian and Victorian properties in Edinburgh while retaining original features. The key is a collaborative design process that balances the requirements of modern living with the historic character of the building, and an experienced approach to negotiating listed building consent with the planning department.
A listed building consent application in Edinburgh typically takes 2 to 4 months to be determined by City of Edinburgh Council. More significant alterations may take longer as Historic Environment Scotland is consulted as part of the process. Capital A prepares and submits listed building consent applications, produces all required drawings and documentation, and manages all negotiations with planning officers on behalf of clients.