Architecture
Renovating
12 Dos and Don'ts of Renovating a Heritage Home
Restoring your period home to its former glory? Three heritage renovation experts share their top tips for success
Renovating a home with a rich heritage history can be hugely rewarding… or it can feel like a financial nightmare that’s never going to end. When it comes to keeping your budget (and your sanity) in check, a little forward planning can go a long way. Here, three experts in heritage renovations reveal the 12 do’s and don’ts to be aware of before you even think about lifting up a hammer.
Anthony Karlovic, director of First Avenue Homes, says:
You can check the heritage overlay details of your property online or ask council municipality heritage consultants to specify the level of renovation that you are legally allowed to undertake. Some extensions, for example, are not allowed to be visible from the street front, while in other situations you may be prohibited from removing certain materials or features from the property, and need to maintain a specific colour schedule.
You can check the heritage overlay details of your property online or ask council municipality heritage consultants to specify the level of renovation that you are legally allowed to undertake. Some extensions, for example, are not allowed to be visible from the street front, while in other situations you may be prohibited from removing certain materials or features from the property, and need to maintain a specific colour schedule.
2. Do your research
Karlovic says:
It’s important to have a clear picture of the property you are dealing with from the outset. Unexpected problems lead to unexpected costs, delays and variations from the builder if the problems aren’t identified early.
Engage a builder or building inspector to assess it prior to the start of both planning and construction works, as there may be heritage-protected aspects that are in poor condition and need to be replaced or rejuvenated.
Other problems an inspector might find include structural or cosmetic issues, termite damage, unsafe or unsalvageable areas of the house, poor foundations and plumbing issues.
Karlovic says:
It’s important to have a clear picture of the property you are dealing with from the outset. Unexpected problems lead to unexpected costs, delays and variations from the builder if the problems aren’t identified early.
Engage a builder or building inspector to assess it prior to the start of both planning and construction works, as there may be heritage-protected aspects that are in poor condition and need to be replaced or rejuvenated.
Other problems an inspector might find include structural or cosmetic issues, termite damage, unsafe or unsalvageable areas of the house, poor foundations and plumbing issues.
David Melocco, architect at Melocco and Moore Architects, says:
Once the pre-planning inspection is complete, it’s a good idea to speak to an architect or building designer in conjunction with a builder to formulate plans on what is both achievable and necessary given the current state of the property.
Once the pre-planning inspection is complete, it’s a good idea to speak to an architect or building designer in conjunction with a builder to formulate plans on what is both achievable and necessary given the current state of the property.
3. Do get it costed out
Melocco says:
If it’s a substantial renovation, have the project costed independently by a quantity surveyor before you lodge plans with council. There’s no point going into battle with council and getting approval for something you can’t afford. Architects can give you a rough idea of cost, but a quantity surveyor is trained to cost a building properly.
Just be sure to choose one who specialises in residential heritage work, not office blocks.
Melocco says:
If it’s a substantial renovation, have the project costed independently by a quantity surveyor before you lodge plans with council. There’s no point going into battle with council and getting approval for something you can’t afford. Architects can give you a rough idea of cost, but a quantity surveyor is trained to cost a building properly.
Just be sure to choose one who specialises in residential heritage work, not office blocks.
4. Don’t underestimate costs
Karlovic says:
Renovating or extending a heritage property, especially one under a heritage overlay, generally costs more than building a new home from scratch.
The age of these homes means they often have not been maintained or inspected over the years, which makes it difficult – and expensive – to achieve a seamless old-meets-new connection, particularly given our high standard of modern living.
Karlovic says:
Renovating or extending a heritage property, especially one under a heritage overlay, generally costs more than building a new home from scratch.
The age of these homes means they often have not been maintained or inspected over the years, which makes it difficult – and expensive – to achieve a seamless old-meets-new connection, particularly given our high standard of modern living.
Unexpected cost blow-outs during the build are also a given. Often, things don’t come to light until the build is underway, such as old structures that need reinforcing or replacing. In most cases, the parts of a house to be renovated are completely stripped and rebuilt with newer, safer and more energy-efficient materials.
Listen to the builder’s advice about what it will realistically cost and don’t necessarily pick the cheapest quote or try to achieve a large renovation on a tiny budget without room for incidentals and unexpected issues – this will only lead to problems down the track.
Listen to the builder’s advice about what it will realistically cost and don’t necessarily pick the cheapest quote or try to achieve a large renovation on a tiny budget without room for incidentals and unexpected issues – this will only lead to problems down the track.
5. Do expect the unexpected
Karlovic says:
Don’t underestimate the sheer amount of work that may be required to renovate your heritage home, and make sure you’re going into it with your eyes open. Remember that old materials sometimes fail and that everyone on-site is doing their best to achieve the required finish with what they have to work with.
Melocco says:
Old houses will always need repairs. This is a cost that needs to be factored into your budget.
And yes – the whole renovating process will also take longer than you think.
Karlovic says:
Don’t underestimate the sheer amount of work that may be required to renovate your heritage home, and make sure you’re going into it with your eyes open. Remember that old materials sometimes fail and that everyone on-site is doing their best to achieve the required finish with what they have to work with.
Melocco says:
Old houses will always need repairs. This is a cost that needs to be factored into your budget.
And yes – the whole renovating process will also take longer than you think.
6. Do work with experienced contractors
Karlovic says:
Restoring original features takes considerable time and care, whether it’s looking for an authentic replacement item or locating skilled tradespeople for ornate restoration work (finding tradespeople with traditional skills can be very difficult). So it’s important to work with a builder who has experience with builds of the same scope as your renovation, as well as access to a talented trade base.
Choosing a builder who is experienced in heritage renovations also means they will be more skilled at blending old and new so it appears seamless.
Karlovic says:
Restoring original features takes considerable time and care, whether it’s looking for an authentic replacement item or locating skilled tradespeople for ornate restoration work (finding tradespeople with traditional skills can be very difficult). So it’s important to work with a builder who has experience with builds of the same scope as your renovation, as well as access to a talented trade base.
Choosing a builder who is experienced in heritage renovations also means they will be more skilled at blending old and new so it appears seamless.
7. Don’t forget thermals
Guild says:
Poor thermal performance is one of the downfalls of period homes. They were built without regard for orientation, tend to be leaky when it comes to air movement, and are generally uninsulated. Allocating some of your renovation budget to factors such as upgrading windows and retrofitting insulation will quickly pay off.
Guild says:
Poor thermal performance is one of the downfalls of period homes. They were built without regard for orientation, tend to be leaky when it comes to air movement, and are generally uninsulated. Allocating some of your renovation budget to factors such as upgrading windows and retrofitting insulation will quickly pay off.
8. Do research your home’s history
Guild says:
Researching your home’s past can sometimes uncover information that you can incorporate into your renovation. This might be a former use (we had one client discover their home had been part of a dairy), or you might discover that the original cladding has been covered up or changed over the years (we once pulled metal cladding off a house to find beautiful block-weatherboard cladding underneath it).
To learn about your home’s history, contact your local historical society or state heritage association. If you’re lucky, they may have old photos of the house in its original state, information about the designer or history of a sub-division.
Alternatively, engage a qualified heritage consultant to do the research for you – they can also inspect your property and confirm whether alterations have been made.
Guild says:
Researching your home’s past can sometimes uncover information that you can incorporate into your renovation. This might be a former use (we had one client discover their home had been part of a dairy), or you might discover that the original cladding has been covered up or changed over the years (we once pulled metal cladding off a house to find beautiful block-weatherboard cladding underneath it).
To learn about your home’s history, contact your local historical society or state heritage association. If you’re lucky, they may have old photos of the house in its original state, information about the designer or history of a sub-division.
Alternatively, engage a qualified heritage consultant to do the research for you – they can also inspect your property and confirm whether alterations have been made.
9. Do preserve original features
Karlovic says:
A property’s facade, entry details, arches, ceiling roses and fireplaces are features worth retaining as they often tell a story and add a rich sense of character to your home.
Karlovic says:
A property’s facade, entry details, arches, ceiling roses and fireplaces are features worth retaining as they often tell a story and add a rich sense of character to your home.
10. Do decide if you want to stay true to the home’s character or modernise
Guild says:
It’s important to decide what look and level of functionality you want at the outset. Not only will it help steer your design choices, but it will also assist you in finding the right architect, as some won’t design in a heritage style (if that’s what you’re after).
Melocco says:
Many older homes, such as terraces and semis, have the bathroom at the back facing the rear yard. The most popular request from clients is to bring the bathroom near the bedrooms so the living space can be positioned adjacent to the garden. Note – the bathroom is the most expensive room in the house, and moving it is a big-ticket item.
Guild says:
It’s important to decide what look and level of functionality you want at the outset. Not only will it help steer your design choices, but it will also assist you in finding the right architect, as some won’t design in a heritage style (if that’s what you’re after).
Melocco says:
Many older homes, such as terraces and semis, have the bathroom at the back facing the rear yard. The most popular request from clients is to bring the bathroom near the bedrooms so the living space can be positioned adjacent to the garden. Note – the bathroom is the most expensive room in the house, and moving it is a big-ticket item.
11. Don’t be afraid to contrast old with new
Melocco says:
Don’t be afraid of contrasting original parts of the home with new ones. We often turn the smaller rooms of the older house into bedrooms and put the living spaces into the new works, which then opens to the yard to suit contemporary living.
Guild says:
Separating old and new can be the most cost-effective option when you’re extending, and is often a council requirement.
Melocco says:
Don’t be afraid of contrasting original parts of the home with new ones. We often turn the smaller rooms of the older house into bedrooms and put the living spaces into the new works, which then opens to the yard to suit contemporary living.
Guild says:
Separating old and new can be the most cost-effective option when you’re extending, and is often a council requirement.
12. Don’t annoy the neighbours
Karlovic says:
Heritage renovations are often on tight blocks and boundary-to-boundary sites with shared walls. Works will run much more smoothly if you have your neighbours’ cooperation, particularly when it comes to issues such as access for trades.
Your turn
Did you find this advice useful? Tell us in the Comments, like this story, save the images and join the conversation.
More
Want more expert renovation advice? Don’t miss Expert Eye: 5 Design Features to Keep and Which to Ditch
Karlovic says:
Heritage renovations are often on tight blocks and boundary-to-boundary sites with shared walls. Works will run much more smoothly if you have your neighbours’ cooperation, particularly when it comes to issues such as access for trades.
Your turn
Did you find this advice useful? Tell us in the Comments, like this story, save the images and join the conversation.
More
Want more expert renovation advice? Don’t miss Expert Eye: 5 Design Features to Keep and Which to Ditch
Penny Guild, principal at Guild Architects, says:
Check with your local council planning department to see if there are any restrictions on your heritage property. If yes, ask for any checklists or guidelines they can share with you.
Some councils are more stringent than others when it comes to restrictions. These can include external paint controls, internal alterations, tree controls, the inclusion or exclusion of outbuildings and fences, and prohibitions on certain uses for the house.
Also be aware that there is a big difference between a house that is ‘individually listed’ versus one that is within a heritage overlay. A heritage overlay usually only controls modifications to the external parts of the building and rarely includes internal changes. If your house is in a heritage overlay you will also need to obtain a planning permit before commencing building work.
About to renovate a heritage property? Find a local architect on Houzz who specialises in updating period homes