MEP installations
Restoring a House of Character in Malta: Where to Start
Owning a house of character in Malta is a dream for many. These historic properties — often found in towns like Mdina, Rabat, Birkirkara, or Floriana — feature thick limestone walls, arched ceilings, wooden beams, stone slabs, and a strong architectural identity that can’t be replicated in modern builds.
But restoring one? That takes skill, planning, and a deep understanding of both traditional craftsmanship and modern building standards.
If you’ve just bought or are planning to renovate a house of character in Malta, this step-by-step guide will help you understand exactly where to start, what to expect, and how to avoid common pitfalls.
1. Start with a Professional Site Assessment
Before picking out tiles or colour palettes, bring in a qualified restoration contractor to assess the property.
Key checks should include:
- Structural integrity of walls, floors, and ceilings
- Condition of xorok and kileb (traditional stone ceiling structures)
- Moisture, damp, and salt damage
- State of existing electrical and plumbing systems
- Signs of previous interventions or repairs
At SULAR, we typically carry out a detailed inspection and report before proposing any works. This ensures nothing is missed, especially hidden damage that can drive up costs later.
2. Check Planning Restrictions and UCA Status
Many houses of character are located in Urban Conservation Areas (UCAs) and may have Grade 1 or 2 heritage protection.
That means:
- You may need special permits to change layouts, façades, apertures, or staircases
- Certain materials (like aluminium apertures or concrete block walls) may be restricted
- You might qualify for government grants or tax incentives tied to conservation
Always work with a contractor or architect familiar with Malta’s Planning Authority (PA) requirements to avoid costly delays.
3. Secure a BOQ and Restoration Plan
A clear Bill of Quantities (BOQ) and work plan is essential for budgeting.
At this stage, you should understand:
- What needs to be restored vs rebuilt
- Where to preserve original features (e.g. stone arches, timber beams, handmade tiles)
- Which services (MEP, insulation, waterproofing) need modernisation
- Timeline and phasing, especially if you’re living on site
This is the point where experience really matters. At SULAR, we balance heritage-sensitive restoration with the logistics of modern infrastructure integration, avoiding unnecessary tear-downs or shortcuts.
4. Prioritise Structural and Waterproofing Works
Restoration work is not just cosmetic. Many older Maltese homes suffer from:
- Roof leaks
- Rising damp
- Crumbling stone due to salt or age
- Unstable staircases or floor slabs
Always begin with structural reinforcement, roof sealing, and moisture control. Once these are resolved, you can move on to finishes confidently.
For example:
- Replacing decayed wooden beams with reclaimed timber
- Rebuilding damaged xorok with matching stone
- Strengthening arches with hidden steel supports if required
5. Modernise Services Without Losing Character
Part of the beauty of a house of character is its timeless feel — but that doesn’t mean you can’t have modern comforts.
Plan carefully for:
- Discreet electrical wiring (hidden in floors or traditional cable routes)
- Plumbing upgrades with minimal visual impact
- Optional underfloor heating, solar integration, or air conditioning solutions
- Smart lighting and sound systems hidden within gypsum soffits or custom joinery
Our team often works closely with clients to integrate modern amenities while preserving visible stonework, period lighting, and antique features.
6. Restore the Finishes That Matter
This is where your house truly comes back to life.
Common restoration finishes include:
- Re-pointing limestone walls using lime-based mortars
- Reinstalling or repairing stone slab flooring
- Restoring or recreating wooden apertures, doors, and shutters by hand
- Applying breathable lime plaster and natural paint finishes
- Installing custom gypsum arches, niches, and bulkheads to match original proportions
We also often custom-build stairs, railings, and shelving in steel or timber to blend old and new in a respectful way.
Thinking of Restoring a Property in Malta?
At SULAR, we specialise in the restoration of Maltese houses of character, combining traditional craftsmanship with technical precision and full project management.
Whether you’re just getting started or halfway through a renovation that needs rescuing — we can help.
👉 Speak to the SULAR team about your restoration project