JohnB
Member
- Messages
- 493
- Location
- Beautiful sunny West Wales!
I've just discovered this brilliant forum thanks to biffvernon when I posted this on another forum:
I've been looking at all sorts of options for where to live next, eco-villages, barn conversions, building plots etc, and still haven't made up my mind!
I'm currently looking at a small Victorian end terrace that I think has potential for a great eco-renovation. But I'm totally confused about the condition of the house. It is solid brick and has cement render on the end (west) and front (south) walls. The back (north) wall has been repointed with cement mortar. There are a row of holes at floor level, implying some sort of chemical damp course and it adjoins a field that is several feet below floor level and liable to flood, or at least get pretty wet. Inside the plaster over most of the end wall is loose, but seems firm on the other walls. I'm pretty sure it is lime plaster, and it's covered with wallpaper. I think it will fall off if the paper is removed. In the loft the lime mortar is quite crumbly on the inside.
The house has been lived in by the same person for 70 years, and the only heating has been by electric fires, although there are two open fireplaces, blocked by cardboard. There is a slight smell of damp in the main house, but nothing in the more modern (1940s/50s?) kitchen and bathroom extension. I assumed that the damp may be condensation and the house needs good ventilation and a more constant temperature, not helped by the cement render and mortar stopping it breathing.
I was thinking that the loose plaster gives a great opportunity for internal insulation. I wouldn't mind losing a few inches off the room sizes for this, but would prefer external insulation if it's practical (and affordable) to remove the render.
Having decided to make an offer today, I've just got this comment from someone who should know what he's talking about: "The simple rule is NEVER inject a silicon/chemical damp proof course in an old stone building. The use of lime pointing/render etc is the only way. The Chemical injection will cause the wall to over dry above the injected course and then it will crumble. Also if a concrete floor has been poured inside the building this needs to come up – it forces moisture out from the slab up into the walls." He said stone, but imagine brick could be a bigger problem. It looks like the front room still has a wooden floor, but the back room feels more solid and may be concrete.
There are also two tie bars that go through the end wall across the stair well and disappear under the first floor.
I've had a bad experience with a surveyor, so am reluctant to get it looked at by anyone who isn't familiar with sustainable construction, but they are very rare.
I've had a read through a lot of the previous topics on this subject, and found them very useful, but could use some advice on this particular house.
Should I make an offer, or does it sound like it may fall down soon, or cost a fortune to put right?
I've been looking at all sorts of options for where to live next, eco-villages, barn conversions, building plots etc, and still haven't made up my mind!
I'm currently looking at a small Victorian end terrace that I think has potential for a great eco-renovation. But I'm totally confused about the condition of the house. It is solid brick and has cement render on the end (west) and front (south) walls. The back (north) wall has been repointed with cement mortar. There are a row of holes at floor level, implying some sort of chemical damp course and it adjoins a field that is several feet below floor level and liable to flood, or at least get pretty wet. Inside the plaster over most of the end wall is loose, but seems firm on the other walls. I'm pretty sure it is lime plaster, and it's covered with wallpaper. I think it will fall off if the paper is removed. In the loft the lime mortar is quite crumbly on the inside.
The house has been lived in by the same person for 70 years, and the only heating has been by electric fires, although there are two open fireplaces, blocked by cardboard. There is a slight smell of damp in the main house, but nothing in the more modern (1940s/50s?) kitchen and bathroom extension. I assumed that the damp may be condensation and the house needs good ventilation and a more constant temperature, not helped by the cement render and mortar stopping it breathing.
I was thinking that the loose plaster gives a great opportunity for internal insulation. I wouldn't mind losing a few inches off the room sizes for this, but would prefer external insulation if it's practical (and affordable) to remove the render.
Having decided to make an offer today, I've just got this comment from someone who should know what he's talking about: "The simple rule is NEVER inject a silicon/chemical damp proof course in an old stone building. The use of lime pointing/render etc is the only way. The Chemical injection will cause the wall to over dry above the injected course and then it will crumble. Also if a concrete floor has been poured inside the building this needs to come up – it forces moisture out from the slab up into the walls." He said stone, but imagine brick could be a bigger problem. It looks like the front room still has a wooden floor, but the back room feels more solid and may be concrete.
There are also two tie bars that go through the end wall across the stair well and disappear under the first floor.
I've had a bad experience with a surveyor, so am reluctant to get it looked at by anyone who isn't familiar with sustainable construction, but they are very rare.
I've had a read through a lot of the previous topics on this subject, and found them very useful, but could use some advice on this particular house.
Should I make an offer, or does it sound like it may fall down soon, or cost a fortune to put right?
. I've had a look through the Radon Atlas of England and Wales