Period property viewing

[Karina]

Hi,

I have just found the web-site and think it is marvellous.

My husband and I are off to look at a potential new home in three weeks time and would appreciate some advice. It is a Grade II listed, 8 bed Georgian house. It is in need of some renovation. From the pictures it appears to be in reasonable condition structurally and had a new roof 20 years ago. According to the agents the main problem with it now is dry rot. The main area being where a down-pipe was leaking (assume it is now fixed but will check) and a few other minor areas.

What I want to do before we go and view is to build up a check list of things to look for in order to assess the general condition of the property and try to guage the approximate costs of restoration. If we did decide to go for the property we would get a full structural survey by somebody experienced in period property.

Any thoughts appreciated.

 

[Penners]

Giving you an idea of restoration costs is a virtually impossible thing to do, sight unseen. It sounds like a huge house, and of course the potential for problems increases in proportion to the size of the house.

You're undoubtedly going to be making a huge investment in the property, and the cost of a really good structural survey will be minimal by comparison. So do be sure to research your surveyor very carefully. Don't accept vague assurances about experience with old buildings - ask for references, and details of their experience with Georgian houses in particular.

Once you've chosen your surveyor, don't just point him/her at the house. Give him/her a good brief. Make a list of any particular points you want checked out. And be sure to explain that you want a list of all recommended remedial works on the house, with cost estimates.

Hopefully, if you've chosen the right surveyor, you won't be recommended to have a free "survey" from a damp-proofing company. If there are serious damp problems (and if there really is dry rot, then that needs prompt attention), you should be paying for a proper expert inspection and recommendation on how to deal with them.

Sorry if that's much vaguer than you wanted, but it's impossible to be any more specific about the property.

 

[Karina]

Wasn't really expecting anyone to copmment on how much it might cost. Just a check list of common problems or things that we might not have thought of looking out for.
Thanks for your thoughts.

 

[biffvernon]

I would suggest investing in this:

Survey and Repair of Traditional Buildings A Sustainable Approach Richard Oxley
With the use of examples, the author provides invaluable information on how traditional buildings perform, explaining the importance of achieving a sensitive and sustainable approach which also considers the specific needs of the building. Using many illustrations and examples, the book examines the key principles and techniques vital to any assessment of a traditional building. Richard Oxley shows how to carry out effective assessments taking account of a building’s individual character and its need to breathe, as well as understanding its particular construction. In reflecting on the controversial issues surrounding the treatment of damp and timber decay, he advocates solutions that are appropriate to older buildings rather than using standard, often damaging, methods of treatment.
• explores the causes of movement and the actions required;
• advises on alternatives to chemical treatment for damp and timber decay; provides fully illustrated case studies with numerous photographs;
• emphasizes a sustainable approach to conservation;
• outlines the key legislation issues;
• includes the Historic Buildings Prosecution Fines Database and other useful appendices.
The extensive case studies not only illustrate good conservation in practice but also how projects can go badly wrong, and how mistakes could have been avoided.
Contents: Preface Introduction The need for change Values and principles Sustainability The traditional performance Legislation Assessment of the building Dampness and decay Summary – Sustainable solutions Appendices Index.
This is an informative and rewarding work that makes you want to progress further into the wellstructured nine chapters … Building Engineer
Richard Oxley takes his reader back to first principles in his very readable work, Survey and Repair of Traditional Buildings. His love of our older built environment is obvious as he unpeels its layers to expose the superficiality not only of the repairs so often carried out but of the approach of many surveyors too. Ecclesiastical and Heritage World
This book is essential reading … it should be read by all those who undertake building surveys of traditional buildings. Journal of Architectural Conservation
… passion shows through on every page. British Wood Preserving and Damp-proofing Association 2003 224 pages Hardback 978 1 873394 50 2 £39.50

Forty quid may sound a lot for a book but this one could save you a great deal more.

 

[Gervase]

I'll second Biff's recommendation. It's an excellent book and ideal for someone teetering on the brink of buying an old house. Sod HIPS, this book should be a compulsory part of any buyer's pack!

 

[Matt Green]

According to the agents the main problem with it now is dry rot. The main area being where a down-pipe was leaking (assume it is now fixed but will check) and a few other minor areas.

Not so.

The main issue is getting the building dry. Do that and the dry rot will sort itself out.

Dry rot shouldn't put you off buying a building: the works involved in getting a wet building dry is a big factor to consider though. Especially if guttering, roofing and lead works are involved.


Matt Green

 

[DaveBrigg]

Cement is a bad sign, on the inside or outside. However, it might not be easy at first glance to distinguish between it and the much more suitable lime.
Tapping on the walls can help to indicate whether the plaster is sound or not - beware of a hollow sound where the wall seems to be solid.
Electrics are also difficult to judge on a trip round with the estate agent. However, if the switches and pendants are bakelite, or you have wires trailing where they have no right to be, there is a higher than average chance that rewiring will be needed.
Soft areas on woodwork, especially window frames, are not good. If you can, try to look at the edges of the floorboards too.
The roof should still be is a reasonable condition. From the outside look for any slipped tiles or slates.

If you find any signs of damp, look for how it could have got there. It will not necessarily be expensive to cure it, but the amount of damage done will depend on how long it was allowed to remain there.

 

[Pford75]

I would be slighlty concerned by the leaking downpipe causing the dry rot.

This is a good indication of the general level of maintenance on the property over recent months/years. It is not a huge leap of logic to imagine that there may well be other issues not yet uncovered...it would be very fortunate if this were the only problem arising from a general lack of maintenance.

The advice on choosing and directing your surveyor is good - I would also suggest that you build a 'best case' and 'worst case' in your mind with regard to potential works (not just the cost, but the disruption etc.)

If you are comfortable with the worst case, then you'll enjoy your time in the house much more...instead of always worrying that something may surprise you.

 

[Karina]

Thanks for all your help. I will probably be back for more advice after viewing (assuming we like it).
Karina