16th Century Timber Frame structure advise Suffolk...

[k8_jose]

Hello,

Perhaps against our better judgement we are in the process of buying a 16th Century house grade 2 listed in Suffolk, and are trying to work out the best way to go about assessing the condition/work needed. We've had two builder friends experienced in old building look at it - concrete render / heavy pan tiles need changing at some point - but would like to get a more thorough / detailed look at the structure of the roof and timber frame and any other key things to help budget and plan works.
Lots suggest getting a structural surveyor is not helpful - and mentions of going to timber framers.
Does anyone have any suggestions or recommendation in Suffolk?

Thanks!

 

[Flyfisher]

A Google search for "historic restoration builders east anglia" will return a number of specialist builders, including one that I've used on our C16 timber framed g2* house with very good results.

However, one issue you may face is availability, especially in the context of presumably wanting a fairly immediate visit and subsequent estimate of works if you're in the process of buying. Some years ago, I approached one of the well-recommended and respected companies to quote for some work and they told me they were not quoting for any work at that time because they already had a two-year pipeline. Thankfully all my major works are now complete and I have no idea of the current situation these days. At least we no longer have to use yellow pages and trade directories, which helps a great deal, but ultimately there's little substitute for phoning around and talking through what you're trying to achieve. At the very least you'll start to learn how to separate the people and companies who know what they're talking about from those who will want to use inappropriate and/or insensitive modern materials and techniques.

I'd also suggest contacting the relevant Historic Buildings Officer in your local council (details should be on their website). If you're fortunate, they can be a valuable source of help and advice. If you're planning substantial works then you'll have to deal with them anyway for LBC purposes, so you might as well start earlier rather than later.

 

[Kearn]

If it’s a timber frame, and has the usual nasties, then the only person who will really give you a steer is a conservation timber framer.

As said, they’re like hens teeth, highly unavailable, but invaluable if you proceed. At least you’re in a region with a decent density of timber buildings and therefore framers. Took us a while in Wiltshire to find the right team…

What you won’t get from them is a quote or estimate. It’s impossible - you don’t know just how bad a frame is until you can see all four faces of a timber. It’s massively intrusive, expensive, and slow, but hugely worthwhile. And it’s always worse than initially thought.

 

[Kearn]

I also wouldn’t worry about the weight of clay pantiles, there’s not much to them unlike modern cement tiles which would be an issue. If the roof pitch is steep, around 55deg, and for that age and region, it would’ve likely been thatched originally, carrying significant weight. Early timber buildings were also heavily over engineered in timber size, but roofs can often be meddled with, so there’s nothing to say the original structure hasn’t been replaced/edited to a different structural version.