Ask The Experts

If you have a question for our panel, please email us at: experts@restorationandbeyond.co.uk Under normal circumstances, we aim to respond within 7 days.

Disclaimer
All information provided by our panel is intended to give general guidance only and has been given without seeing the work or problem in question. Therefore before embarking on any work, you should seek the help of an appropriate professional.

Q. Can I extend or alter my Listed Building?

Kelly’s Advice:

If you are planning to extend or alter a listed building it is vital that you involve your conservation officer at the earliest stage possible. The role of the conservation officer is to ensure the character of the house remains in tact, but they do understand owners will need to adapt their properties to modern day living with up-to-date bathrooms, kitchens etc. In some situations they will approve extensions and major changes, but each case will be considered individually. In some situations the officer may demand any extension is built with bricks, tiles windows etc that exactly match the original building, in other situations they will demand that you extend with modern materials to ensure a noticeable change from the old to new. 

Q. What is the difference between a RIMLOCK and a MORTICE?

Barry’s Advice:

A rimlock which is sometimes referred to as a box lock fits on to the side of the door.  More often than not they would be made in black iron. However you can also find them in chrome and brass. The most important thing to remember if using these locks is to choose the correct type of door knobs to go with them. These will consist of a pair of knobs or handles with a rose on only one end. The other end has no rose as the knob fits snug up against the side of the lock.

A mortice lock can come in various sizes and fits in the side / edge of the door. Make sure when choosing the lock that it is long enough to give you the required distance from the door frame to allow for easy turning of door knobs so as not to catch your knuckles on the door frame. Most Victorian doors will have this type of lock fitted.  The handles/knobs you will require should have a rose to both ends. The roses can be either loose or fixed to the knob and are screwed to the side of the door when handles are fitted.

If you buy knobs with two loose roses they can then be used with both types of lock as you simply remove one rose when fitting to a rimlock.

If you having your doors manufactured tell the joiner what type of handles you wish to use and make he will make the lock area to suit.

Q. Reproduction or reclaimed cast iron radiators?  Which is best?

Phil’s Advice:

Each type offer different benefits, and which one is best will depend on your circumstances.  Below is a summary of the differences.

Reproduction Radiators:
There are now some superb reproduction cast iron radiators available, which are made the same way as their ancestors, so look just the same.  Some of the advantages that reproduction radiators have over their reclaimed counter parts are set out below.
Reproduction cast iron radiators:

• Come with a manufacturer’s guarantee;
• Are the easier choice – the radiators arrive on site ready to plumb in;
• Are available in primer (for on site painting or in a top coat in a variety of colours);
• Are built to order so you can specify the right size radiator for your room, in terms of both heat output and dimensions and you can easily obtain matching radiators in the correct sizes for use throughout the house (achieving this using reclaimed radiators would need a lot of good luck and patience).

Reclaimed Radiators:
Below are some of the advantages of buying reclaimed radiators:

• Can be picked up at fairly low cost from salvage yards, but don’t expect the cheap prices of a decade ago, as demand has risen, so have the prices charged by salvage yards and the like.  Also be aware of the extra costs (money and time), involved in renovating and transporting;
• Can be found in interesting and unique designs;
• Have a history (but its worth checking the recent history in particular, make sure reclaimed radiators have come off a working system and be sure they’ve been stored indoors to avoid frost damage);
• Do not come with a manufacturer’s guarantee, but the seller may be prepared to offer some guarantee if the radiators leak once installed.

Warning – do not powder coat cast iron radiators, reclaimed or reproduction, as the process can damage the seals between radiator sections.

Q. How much will it cost me to build my home?

Valerie’s advice:

Look for a company that offers a fixed price build in order to have the security that you will remain within your budget. If you engage them from the start your home can be designed around standard panel sizes thereby keeping cost to a minimum. So long as you know and understand what your budget is the company will work with you and let you know what can be built for that price. You will know from the start what is included in the build price so you can then budget for your internal/external fittings.

Q. Can traditional stained glass be double glazed?

Daniel’s Advice:

Yes. The stained glass panel is encapsulated inside the double glazed unit, effectively creating triple glazing. These can also be supplied as toughened units for additional security or to comply with safety regulations for use in impact risk zones such as in or next to a door.

Q. We are considering having the existing leaded glazing in our listed property restored. Can this work be classed as zero rated for VAT?

Daniel’s Advice:

Unfortunately not, as this is classed as maintenance. Works to any glazing within a listed property can only be VAT zero rated if classed as an alteration, eg: installing a new window or windows where none existed previously.

Q. Is it better to use cement or hydraulic lime for pointing on a stone building?

Simon's advice:

Hydraulic Lime, although it is more expensive, lime is the better choice in maintaining the integrity of the exterior of the building for longer. Hydraulic lime helps the building breathe, prevents damage to the stone and problems with damp.

The traditional way to point stone buildings before the invention of cement, people are now returning to this method due to its merits of sustaining original stonework.

Q What is a listing building?

Kelly's Advice:

Listing means the building is included on a national register as a property of architectural or historical importance. It means that its style and character must be maintained and owners have a responsibility and duty to ensure its upkeep. Contrary to popular belief listing protects the complete building both inside and out, the area immediately surrounding and includes any extensions previously added. It may also include garden walls, courtyards and even statuary within the garden. The register includes the address of the property, the date first listed, the grade of the listing, a map reference and a brief description of the property. If you would like a copy of your homes listing please get in touch with the Listed Property Owners Club.

Q Do I need special Insurance for my listed building?

Tracey's Advice:

The insurance of a listed building is very different to a modern building. Should disaster strike, the cost of repairing, using traditional methods and material will be greater than a "normal" house and your conservation officer will seek to ensure you reinstate "like for like". Lark Insurance Broking Group is the chosen advisors for the LPOC who have created a series of policies, one of which includes cover to pay to rebuild your home exactly as it was before. And if you are about to buy a listed building they can provide protection against unauthorised work by the previous owner, provided that there is no previous knowledge of the work that took place, and offer further protection when builders and workmen are at your home. They can also help you insure for the correct amount with a guaranteed re-build value or provide a safety margin if actual rebuild costs exceeds the sum insured.