Considering buying 2* listed C17th house

[tamwinsle]

Hi
We are very tempted to buy a house in Exeter built in about 1610. It's full of character and original features but it does have some significant issues which need addressing such as rising damp and rotting window frames.

Before we make an offer and start getting on the fullstructural survey route, we need some advice on the extent of work that is necessary so that we can decide whether or not we can afford to take on this project.

The house is built of cob and stone with leaded wooden frame windows and slate roof. Sometime in the 30s an extension was added which I presume is brick built. Can anyone recommend someone in our area that speialises in such buildings who could come out to the proprty and let us know what we could be in for (both in terms of effort and cost!). We'd obviously be willing to pay for a site visit.

Many thanks,
Tammy

 

[Flyfisher]

Hi Tammy, sounds like you're going through the same dilemma as me (have you read my recent "opportunity - or financial disaster waiting to happen" topic? There were a lot of good replies.

The only advice I can offer is to be sure of finding a sympathetic surveyor, i.e. experienced in the type of property you're considering. I'm on my second structural survey for this very reason.

 

[tamwinsle]

have you read my recent "opportunity - or financial disaster waiting to happen"

Hi Flyfisher, yes I did read your topic, and all the replies! I think we are in a similar position.

We have SOME money to spend but is it going to be enough? Coz when it's gone, it's gone! And whilst we're not retiring, I am giving up work to bring up the kids, so we won't have the luxury of deep pockets should the work turn out to cost more than we have saved up!
Oh, the dilemma! :lol:

 

[Flyfisher]

Yes, I know the feeling so well. Getting the work properly planned seems to be the only way to get an estimate worthy of making a decision, otherwise you may end up like me and have estimates (guesstimates?) with a 400% spread, which is not really too helpful unless you can afford the 400% end of the spread!

 

[Schoolmarm]

Nooooo. I think you are both getting muddled up.

We all will definitely run out of money on our ancient properties, it is just a matter of when.

Then you carry on living there in lots of jumpers eating soup made from scrag end for years and years.

Still much better than living anywhere else.

 

[Penners]

you carry on living there in lots of jumpers eating soup made from scrag end for years and years

Oooh - I wish we could afford real scrag-end. We have to borrow our neighbour's scrag, and wave its end near the soup-pot, to add some nourishment.

 

[Moo]

There you go, Penners. Showing off again.

Just because you can afford a stew pot.

 

[Flyfisher]

That may be too close to the truth for comfort . . . I guess it's why there are so many period properties in need of a new injection of cash and TLC :shock: Still, I have my thermals and plenty of jumpers so hopefully I'll be OK :wink:

 

[Penners]

It's 'cos I was born into money, Moo.

 

[Schoolmarm]

We were very lucky. The previous occupants showed us where the farm next door buried the dead animals and they kindly left us their stewpot.


They then "downsized" to a beautiful place near Ludlow and lived warmly and happily ever after.

 

[tamwinsle]

All this talk of stew and wooly jumpers has got me worried. Perhaps we should stay in our comfy, new house (OK, not really new but a good 250 years younger than the one we are considering buying)!

 

[Gervase]

Nonsense - go for it. Too many places are bought by people who don't understand them and who make things worse by chucking vast amounts of money and unsuitable materials at them.
Just take your time, double all your estimates and get ready to learn a raft of new trades. It will change your life, but for the better.

 

[Penners]

double all your estimates.

And that means time as well as money!

 

[Gervase]

When you tell friends and family that you'll be "done and dusted by Christmas," try not to be too specific about which Christmas exactly.

 

[NT]

Some witty truth I see.

Damp is something generally diyable. Theres a hastily written damp faq that covers much of it.

Do your cob walls have cement render by any chance?

NT

 

[tamwinsle]

Do your cob walls have cement render by any chance?

NT

I'm not sure, but I'm presuming so. I realise that this could be the key cause of the damp, but I'd really like to get an expert's view on whether it is cement and if so, does it need to be stripped back and re-rendered before we decide on whether to go ahead, and if so, how much we should offer!