I found a nice house with low energy efficiency, should I buy it?

scousethife

The extension on my house is built over a main drain, and I mean a MAIN one did I care? no!

Regarding the energy eff, just lag the loft do the cavity walls etc and jobs a good 'n

toja

pdel61 wrote: »

I think you should find out more about the pipe under the garden, but as for the HIP and the energy rating, who cares, all that is important is do you like the house and is it somewhere you would like to live.

Well, the more I think of everything I get scared although the property is really nice (I mean inside not thinking of issues).
The pipe passes the garden next to the property (I would say 5-10 meters away) and it is called "a pipe carying pumped flow under pressure from a low point to a high point on the sewerage network". A neighbouring house seems a bit less lucky - the pipe seems to go under the corner of their house.
I just checked the property was built in 1899 Not sure whether is good or bad

I was planning to live there for at least 5 years until we are able to afford something bigger. Although we could just live there as it is, I assume that selling the flat latter without improving energy efficiency might be difficult, which I need to think of it too.

Does anyone know how much internal wall insulation+roof insulation+boiler change+radiator change might cost alltogether?

Sometimes I think that I should look into purpose built flats and then I see how fake can be energy efficiency report and how crap is the newer buildings (as I said we pay £80-90 for inefficient and unhealthy electric heating and suffer from dampness and mould on the walls) and all this for small 1 bed flat. This makes me again think of buying old property which is more spacious, but with specific issues.

Sorry I put so different topics together.

themanbearpig

toja wrote: »

I was planning to live there for at least 5 years until we are able to afford something bigger. Although we could just live there as it is, I assume that selling the flat latter without improving energy efficiency might be difficult, which I need to think of it too.

It is very probable in 5 years your house will be worth £80,000. Ask yourself what you would do in that scenario.

toja

themanbearpig wrote: »

It is very probable in 5 years your house will be worth £80,000. Ask yourself what you would do in that scenario.

What makes you think so? The recession?

domcastro

Energy performance certificates aren't that good. This house I've just bought is an E and it is warm. The house I sold was a D and I even had a condenser combi boiler. the EPC said the heating cost would be £800 per year when I only ever paid £380. It also gave me points as I had energy saving lightbulbs but I took them with me and replaced them with normal ones (I told the buyers). I lost marks for not being insulated but this was a conscious decision as I lived in a radon area - best to have ventilation etc. They don't take this kind of environmental factors into account.

[Deleted User]

have you looked into sound transmission between party walls too?

Davesnave

The sewerage pipe in the garden is probably not an issue; they are everywhere in urban areas and, since it is a pumped, pressurised, system it will be at depth and have no outlets on the garden at all. My last garden had 3 public sewers under it at about 2m down, but even with double digging that wasn't really an problem!

You pay your solicitor to find out about the pipe, anyway.

As to the walls, yes they will not be as good as cavity walls, just like all the other Georgian/Victorian houses you see, but I'd get a survey and take your surveyors advice re: lining walls, as practicalities of this vary. Don't forget you will be getting some free heat from the flat below too!

And finally, if you buy now, your property will drop further in value, though by how much nobody on this site can be sure. Only you know how much buying now is 'worth' to you, so you have to weigh that against the reliability of your income and the possibility that you could do significantly better in 12- 18 months.

whathavewedone

Buying a property built in 1889 is good if you like character and lovely architecture. Old properties are generally built to a far higher standard than new ones. But they are not as energy efficient. Only you can work out what's more important to you.

Our house was built in 1901 and the sash windows are draughty but we only wanted to live in a Victorian or Georgian house and weren't prepared to compromise on that. We could ruin the house by putting in plastic double glazing but we'd rather wear an extra jumper in winter.

If there are major problems they will come to light in the survey and you can ask for the work to be done/money off if you prefer. I don't personally think you can offer less on the basis that the property isn't energy efficient because old properties simply aren't - period. Nevertheless there will be people looking for flats who only want Victorian/Georgian conversions even though they know they aren't necessarily going to be the most energy efficient properties.

As to whether the pipe in the garden is an issue - that will come to light during the conveyancing process if you decide to go ahead.

It sounds to me like you don't really love the property and don't have your heart set on a period property - in which case you will probably be better off buying a double glazed new build. You should be able to get one pretty cheaply at the moment and cheaper still next year. Maybe wait a bit?

bubblesmoney

pickles110564 wrote: »

It is very handy haveing a water pipe going through your garden, dig down tee off it and you will have free water for your garden all year round.

not if it is your own water pipe

toja

Thanks for your posts, guys.

Actually, I really like the property the way it is, but I need to think of the maintenance cost and that I will be selling it in the future. Rating F will not help much as it is below England average. I also must admit that my husband is not a handy man, so if we want to improve efficiency, we will have to hire DYI for every single work to be done.

I am not interested in “new” properties, as I live in one of these now and I hate it. It looks quite ok inside but I hate electric heating and dampness. The property prices might drop further but I have 50k for deposit and 1 year old baby and I more care about the family’s healthiness and happiness, to be honest.

I quite sure the price can be negotiated in respect to the rating as there will be many things in need of modernisation. The first thing we will have to do loft and hot water tank insulation, then sort out with boilers (which are two separate for hot water and heating), then put regulated radiators and room thermostat, and then to think how to insulate outer walls. This property is freehold so I will be organising works without someone’s pressure.

The pipe does not scare me that much as I am not planning extension but might scare someone who will buy after me (?).