“People don’t build in that style anymore,” says Alice Duggan, Associate Director at FirstPort London. It’s a simple observation, but it explains most of what makes managing London’s period buildings so distinctive.
Mansion blocks with wide staircases and deep cornicing. Converted townhouses with the original sash windows still in place. Art Deco blocks with their curved glass and chrome detailing. These properties continue to attract homeowners who are drawn to their character and craftsmanship. Keeping them in good order takes careful planning and, often, specialist expertise.
“The character, the history and the aesthetic of the building are a real attraction,” Alice adds.
In a property market increasingly dominated by modern developments, historic buildings stand out. Their solid construction, original features and architectural details offer something distinctive in a city where contemporary glass and steel towers continue to reshape the skyline.
Across Greater London’s 32 boroughs and the City, the National Heritage List records more than 18,000 listed buildings, from Grade II terraces to some of the country’s most significant Grade I landmarks. Preserving these assets requires a distinct approach to property management, balancing modern standards and occupier needs with the responsibility of protecting historic character.
One of the biggest differences between historic and modern residential buildings is the age of their infrastructure. Pipework, heating systems and other critical services may have been installed decades ago and are often approaching the end of their useful life – with limited information regarding the initial build often making it difficult to forecast when upgrades may be needed, or how works need to be approached.
“With older buildings, you have ageing assets and sometimes limited information about what’s actually there,” says Alice. “You don’t always have the original plans or drawings available.”
This can make maintenance projects considerably more complex. Replacing pipework, for example, may require extensive investigative work before contractors even begin repairs. Accessing services can also be difficult, particularly in buildings where systems have been altered repeatedly over the years.
Long-term planning therefore becomes essential. Property managers must anticipate major works years in advance and build adequate reserves to fund large-scale projects such as boiler replacements, lift modernisation, roof renewals and pipework upgrades.
There is also the challenge of preserving original features. Specialist materials and craftsmanship are often required to repair or replace historic elements, meaning managers frequently need contractors with specific heritage expertise, to ensure conservation obligations are met, or to ensure accurate restoration.
Perhaps the most prominent challenge is balancing preservation with modern compliance requirements.
Historic buildings were designed to meet the standards of their own era, but today’s residents rightly expect modern levels of safety. As regulations evolve, property managers must find ways to upgrade buildings without compromising their historic character.
At one 1930s Art Deco block, the original glass corridor doors — a defining feature of the building — fell short of current fire regulations. Rather than rip them out, the management team added compartmentation and smoke ventilation instead, keeping the doors while bringing the building fully up to standard.
“Our role is often to look for creative solutions that maintain the character of the building while achieving compliance,” Duggan explains.
Even seemingly simple requirements, such as wayfinding signage in taller buildings, can generate debate among residents who want modern safety features to be sympathetic to the building’s design.
Successfully managing a historic building requires collaboration between numerous stakeholders to safeguard the features in which owners have invested, maintaining the property’s historical integrity, whilst ensuring it remains functional, safe and compliant with legislative requirements.
Residents, leaseholders, property owners, managing agents, contractors, local authorities and heritage officers may all have a role to play in shaping decisions about maintenance and improvement projects.
For listed buildings or properties in conservation areas, managers may also need to work closely with planning and heritage teams before changes can be approved.
Residents and property owners are often deeply invested in decisions affecting their building’s appearance. Everything from corridor decorations to signage materials can inspire strong opinions and creates the need to carefully balance taste and preference with mandatory regulations.
Alice explains: “People want things to be in keeping with the style of the building. You can end up with lots of views on everything from fonts and finishes to wider refurbishment projects.”
While this level of engagement can create additional complexity, it also reflects the affection that many people still feel for heritage buildings.
Many historic buildings were constructed for durability rather than energy efficiency.
At one Chelsea block, Alice explains that plans to replace a communal boiler system prompted consideration of air source heat pumps. However, the building’s insulation and overall construction meant the technology would not operate efficiently without extensive additional works.
Similarly, retrofitted sustainability features common in modern buildings, such as solar panels, may be restricted by planning considerations, lease provisions or the desire to preserve historic appearance.
The strongest strategies tend to be incremental. Practical upgrades that move the needle while respecting what makes the building worth preserving in the first place.
Managing London’s historic residential buildings ultimately requires a careful balance between preservation, safety, practicality and resident expectations.
These properties may demand more planning, specialist expertise and ongoing investment than newer builds, but they continue to hold enormous appeal. Their unique architecture, history and sense of permanence provide something increasingly valuable in a fast-changing city.
For property managers, the challenge lies in ensuring these buildings remain fit for modern living while preserving the features that make them special. For residents, that effort helps safeguard a piece of London’s architectural heritage for future generations.
