Listed Building Restoration, Bath
Listed Building Restoration Case Study
Project Brief
A private client purchased a Grade II listed Georgian townhouse in Bath that required comprehensive restoration. The scope covered lime plastering, sash window restoration, heritage roofing, structural repairs and full M&E rewiring — all using conservation-grade materials and methods approved by the local conservation officer.
The client needed a detailed estimate to understand the true cost of restoring the property to a high standard while respecting its heritage significance. The estimate would also be used to support a specialist heritage mortgage application, requiring a level of detail and specification that went beyond a typical residential estimate.
The Challenge
Every element required conservation officer approval, adding programme time and specialist material costs. Original Georgian features including cornicing, dado rails and stone fireplaces needed careful restoration rather than replacement, demanding specialist craftspeople with heritage experience.
The property had structural movement requiring monitoring before and during remedial works. Lead times for heritage materials — handmade bricks, lime putty, crown glass — were 8 to 12 weeks, meaning procurement needed to begin well before works commenced on site.
Key challenge: Producing an accurate estimate for a listed building restoration where every specification choice required conservation officer approval, heritage materials had extended lead times, and structural uncertainty demanded a higher-than-standard contingency allowance.
What We Delivered
- Comprehensive restoration estimate using conservation-grade specifications throughout, aligned with the local conservation officer’s requirements
- Specialist trades breakdown covering heritage plasterers, sash window restorers, stone masons and heritage roofers with current market rates
- Material lead-time schedule to inform the construction programme and ensure heritage materials were ordered in advance
- Structural monitoring and remediation cost allowances based on the engineer’s preliminary assessment and recommended interventions
- Contingency recommendations appropriate for listed building uncertainty — 15% versus the standard 10% — with a clear rationale for the uplift
The Outcome
The detailed estimate helped the client secure a specialist heritage mortgage, with the lender commenting on the thoroughness of the cost documentation. The 15% contingency recommendation proved prudent — actual costs came in 11% over the base estimate due to additional structural work discovered during the programme, but well within the contingency envelope. The restoration was completed over 18 months to a standard that preserved the building’s historic character.
Client Testimonial
Restoring a listed building is full of surprises, but First4Estimating’s recommendation of a higher contingency proved invaluable. Their understanding of heritage specifications meant we never had to compromise on quality. The conservation officer commented that the specification documents were among the best they had seen.