Thin walls and Wonky Roofs

[jimthree]

My partner and I have recently viewed a beautiful 2 bedroom cottage dating back to 1840. It seems that the walls are only 9 inches thick (or less - it is hard to tell). Do you know if this is very problematical? I know there is no cavity so it will not be a terribly energy efficient house but as it is a relatively small place to heat, I don't think this will be a great problem.
Do you think I will have problems obtaining a mortgage/selling the property in the future? I believe the Home Information Packs (HIPS) will be introduced in June 2007 and am worried that buyers will run a mile when presented with the problems period properties ofen have.
Other problems the house has is some rising damp, some woodworm in the rafters, and wonky roof tiles.

Do you think we should run a mile? Any advice greatly appreciated? Has anyone out there got any experience of buying/selling single skin or solid brick wall construction properties?

Hope you can help.

Jim

 

[middi]

If you are looking for a period property and you like pre-Victorian or early Victorian 2 bed brick built cottages, you have just described the perfect example- they are all like that-

Nothing really wrong with them which a bit of TLC cannot put right, nonetheless, get someone who understands these old properties to look at it before you buy.

There are hundreds of thousands of these type of properties up and down the country, I dont think they are going to fall down, or be demolished because people cannot get mortgages on them.

 

[Zac]

beautiful 2 bedroom

You thought it & so will many others after you so resale shouldn't be a problem,

dating back to 1840

Its been there for almost 200 years so unless you're very unlucky it should still last a few more.
Living in an older property is different & if in any doubt (& in a position to do so) try renting one for a period just to make sure.

 

[Silas]

Hi Jimthree

I have read that the homebuyer’s information packs have been scrapped
by the government, do double check though.

There will be problems with any old property but nothing that a bit of well researched repair can't solve, do get a surveyor or builder (or both) that have an understanding of old buildings and the materials used to have a good poke around.

As a rule of thumb in the past (100yrs + ago) building materials and labour where of a higher standard. I.e. timber wasn’t force grown as today and was seasoned for at least a year, Windows and doors where hand made by the carpenter for each house, lime often with handmade bricks etc, building a house took a lot longer, Which is why of course they still stand 100, 200, 300 + yrs later. They were not thrown up as they are today when all the developer worries about is as many houses built as quickly as possible for maximum profit.

Having said all that it is also true that some old houses were built quite quickly particularly Victorian ones in areas where new industry was growing and workers needed homes, however it is probably still fair to say that even then the materials and skills were better than today.

Good luck

 

[NT]

duplicate post

 

[NT]

9" walls are the normal size for new builds and most old properties. This is not an issue.

Wonky roof tiles: how many? If its a dozen, thats not too hard to fix, but if its a lot then best budget for a reroof.

You dont know how thick the walls are exactly, but you know theres no cavity... how? What are the walls made of?

Damp is common with old buildings, but is normally solvable with £100 budget, taking the time to read and understand how it works here, and doing the jobs yourself. Damp is usually, though not in 100% of cases, a matter of simple corrective measures.

Before buying it would give a clearer idea if you look for the following issues: cement render outside, proprietary exterior wallcoatings, exterior ground level at or above interior floor level, or a ground floor that shakes a lot if you drop from tiptoes onto heels. All these will give some clues. Also check what the walls are made of, if you can tell. And I'd look for removed or partly removed chimney stacks.

Woodworm holes are standard issue in old buildings. If the colour of the holes is the same as the rest of the wood, the woodworm left a long time ago. If the hole wood is raw white, there is a recent infestation. It is ongoing infestation that is the problem, not historic events. Some woodworm damage is of no consequence, but severe damage can require replacement of any badly damaged wood.

Future seling should not be a problem if you've told us all there is to worry about, these kind of minor issues are normal in old buildings. There is always the odd buyer that will run when they find all is not perfect, but there are plenty that are more realistic.


NT

 

[middi]

That is good definitive advise for anybody contemplating buying an old building NT.

To be realistic as to expectation.