Flooring choices in a Victorian or Georgian property require a different approach than in a new build. Here is how to specify floors that work with an old building.
Flooring is one of the most visible elements in any renovation and one of the most consequential decisions in terms of long-term performance. In London period properties, the choice is more constrained — and more considered — than in a new build.
Here is how we approach flooring specification in Victorian, Edwardian, and Georgian properties.
The structural context
Period properties have suspended timber floors. This single fact shapes most flooring decisions:
Movement. Timber floors move. They respond to seasonal changes in humidity, heating, and loading. Flooring materials that cannot accommodate movement — large-format rigid tiles on an inadequately rigid substrate, for example — will crack or loosen over time.
Level variation. Old floors are not flat. Over decades of settlement, use, and previous repairs, floor surfaces accumulate undulations that are invisible until you try to lay a hard floor. Screeding to tolerances required for stone or large-format porcelain is a significant programme item on period properties.
Substrate preparation. Before any flooring is laid, the substrate needs to be properly prepared. For timber subfloors, this typically means laying 18mm or 22mm tongue-and-groove plywood to create a rigid, flat, continuous surface. This is not optional and should not be value-engineered.
Flooring options in period properties
Solid timber. The historically appropriate choice for most period properties. Solid oak, wide-plank elm, reclaimed pine, or pitch pine are all common. Solid timber can be sanded and refinished multiple times, giving it a longevity that no other flooring type matches. Width, grade, and finish (oiled, lacquered, hardwax) all affect the final appearance. Cost: £60–£200+/m² supplied and fitted depending on specification.
Engineered timber. A more dimensionally stable alternative to solid timber, with a structural core (typically plywood) and a hardwood wear layer. Better suited to underfloor heating than solid timber. A well-specified engineered floor with a 6mm+ wear layer can be sanded and refinished at least once. Cost: £40–£150+/m² supplied and fitted.
Natural stone. Appropriate in entrance halls, kitchens, and bathrooms. Honed limestone, aged flagstone, and polished marble are commonly used in London period properties. The substrate requirements are the most demanding of any flooring type — the floor must be stiff, flat, and dry. Thermal mass is significant: stone floors take longer to warm up than timber but hold heat better. Cost: £80–£250+/m² supplied and fitted for natural stone.
Large-format porcelain. A lower-maintenance alternative to natural stone, available in very large formats (1200×600 and larger). Requires an exceptionally flat and rigid substrate. Often specified in kitchens and bathrooms where stone is wanted but the maintenance profile of natural stone is a concern. Cost: £50–£150+/m² supplied and fitted.
Carpet. Still the right choice for bedrooms in many period properties, particularly on upper floors. Wool or wool-blend carpets in neutral tones are appropriate for the property type and improve acoustic performance between floors. Cost: £30–£100+/m² supplied and fitted for quality wool carpet.
Herringbone and chevron
Parquet flooring — herringbone and chevron patterns in particular — is associated with high-specification renovation in London. It is appropriate in period properties (Victorian townhouses frequently had parquet in reception rooms) and adds significant visual interest. Budget for 15–20% more material wastage than for straight-laid boards due to the cut pattern at edges.
Underfloor heating and timber
Timber flooring and underfloor heating are not incompatible, but they require the right timber specification and careful commissioning. Key points: - Moisture content of timber must be below 9% before installation - Floor surface temperature should not exceed 27°C - Engineered timber is more suitable than solid for UFH applications - The UFH system must be commissioned (brought up to temperature gradually) before the floor is installed and again after
Our approach
ASAAN specifies and procures flooring as part of full renovation projects. We do not supply flooring as a standalone service. We work with a small group of suppliers and installers we trust and use consistently.
If you are planning a renovation that includes flooring works, contact us. Related reading: Bathroom Renovation in London Period Properties covers flooring specification in wet rooms specifically.
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