What to expect with an old house

duncan32

Hello,

We have seen a house that we may offer on when ours sells.

We currently live in a three bedroom detached, which is about 70's build.

http://www.rightmove.co.uk/property-for-sale/property-31234313.html

I have attached a link to the house in question, as I would really appreciate any advice that people could offer. It is not going to have cavity walls, clearly, let alone cavity wall insulation! So, how much of a concern should that be? Council tax will increase, anyone know how much by? Really, I'd just love to hear from anyone with advice and most specifically from anyone who currently lives or has previously lived in such a house on their experience of living there.

Thanks in advance!

Duncan

hcb42

My house doesnt have cavity walls or insulation, it dates from 1900 or so - it means bigger bills but I love its character

As to council tax, then it will depend on the council, I would suggest you look at the council bands for the rate it falls under to calculate the difference from where you are now

nice looking house

Catatonia

Council tax info is very easy to find out - get the EA to tell you the band and then contact the council/ look on their website. I'm not really sure what else it is you're asking. What does the EPC say about how well insulated it is, etc?

It's a really, really lovely house though at a very reasonable price compared to where I'm looking (I know that's irrelevant, but just wish I could get something as nice for that price!).

amcluesent

I'd expect there to be a complete lack of mains sockets about the place, probably a single socket in each bedrooom and a clapped-out "fuse board"

Maybe lath and plaster walls and ceiling so any DIY is a filthy business if ceiling are sagging

No front door is odd, is this two properties knocked together? The absence of a floor plan suggests it's all add shapes?

The DPC may be at end-of-life, so chemical injection needed? Floor beams could be rotting at end, so bouncy floor.

Lining of chimneys falling to bits, leaking smoke into upper rooms/loft

"Nail-sick" roof so tiles slip out during every winter storm

Period features missing/covered over with hardboard

hcb42

I dont have a front door...

single sockets yes, and we found the lights sockets were not in centre of room, we moved some but then I tended to leave them in keeping with the period.

duncan32

helencbradshaw wrote: »

My house doesnt have cavity walls or insulation, it dates from 1900 or so - it means bigger bills but I love its character

As to council tax, then it will depend on the council, I would suggest you look at the council bands for the rate it falls under to calculate the difference from where you are now

nice looking house

Thanks for reply. I will check out the council bands, lazy of me that, really.

duncan32

Catatonia wrote: »

Council tax info is very easy to find out - get the EA to tell you the band and then contact the council/ look on their website. I'm not really sure what else it is you're asking. What does the EPC say about how well insulated it is, etc?

It's a really, really lovely house though at a very reasonable price compared to where I'm looking (I know that's irrelevant, but just wish I could get something as nice for that price!).

Thank you. I have already asked the estate agent for the EPC, just waiting for them to email it to me. I suppose I'm just after some feedback about what it would be like to live in a massive old house like that, a bit of reassurance perhaps.:eek:

Duncan

duncan32

amcluesent wrote: »

I'd expect there to be a complete lack of mains sockets about the place, probably a single socket in each bedrooom and a clapped-out "fuse board"

Maybe lath and plaster walls and ceiling so any DIY is a filthy business.

No front door is odd, is this two properties knocked together? The absence of a floor plan suggests it's all add shapes?

The DPC may be at end-of-life, so chemical injection needed?

Thank you.
So, what would be the cost implications of the above issues?

:T

Duncan

Doozergirl

You can check the council tax banding here and then cross reference with the council website to give you the price.
http://www.voa.gov.uk/council_tax/cti_home.htm?home-sideimage

It looks like there aren't enough radiators (I can only see one which looks like a single panel so it won't be pumping out enough for big rooms, no insulation and high ceilings)

You can see the television and all the wires run off one socket. If that area hasn't been upgraded then I should think the whole lot could do with an overhaul.

Vast area of flat roof there which should have lots of flashing up against that double storey extension - check for failure of the roof but also leaks from that flashing coming into the main house.

Lead water pipes?

The extension - are those replacement windows not original to the extension? I wonder if I can see bowing on the upstairs window - are there lintels in place up there?

Vast amounts for render - check for cracking and penetrating damp as quite a bit of water can get through small cracks. Render can be used to hide structural issues so if the extension wasn't originally built with rendered walls, I'd be having a look around them.

Living in a big old house with no insulation is cold. My house is in two parts, a low ceilinged, solid wall cottage with a large 1920s extension again no cavity, massive 5 window bays and high ceilings. We've insulated both lofts, the cottage part has new windows and some but not all yet double panel radiators. There is no doubt which rooms are warmer - it is easily detectable when you walk between rooms. The warmest ones have low ceilings, the ones with double panel radiators even warmer. The big lounge is by far the coldest. But they are such lovely, well proportioned rooms with gorgeous fireplaces, tall ornate skirting and picture rails and we can have a tall tree at Christmas

hcb42

duncan32 wrote: »

Thank you. I have already asked the estate agent for the EPC, just waiting for them to email it to me. I suppose I'm just after some feedback about what it would be like to live in a massive old house like that, a bit of reassurance perhaps.:eek:

Duncan

Well I love it, and I would go for it, if the location and everything ticks the boxes and the sums add up.

For me fuel bills are the only draw back. And getting decorating it to the standard, as needed total refurbishment, wiring, plumbing, etc. Took five years and we are not quite there yet..

amcluesent

>So, what would be the cost implications of the above issues?<

I'd be budgeting £15K-£20K minimum, £30k for comfort, for renovations and bringing up to modern standards TBH. Looks like it's been untouched since the 70s