What to expect with an old house

WhiteHorse

duncan32 wrote: »

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

Individually not too bad, but collectively a lot of money.

It may need a rewire, or at least a new fusebox (this last is very likely, but not unreasonable. I would replace it anyway if not absolutely modern).

Old ceilings are okay if sound, but horrendously messy if not. Decor may conceal the need for replastering.

The DPC may well be old, so you need to find out the type and see. Check the state of the roof too.

No obvious front door may simply mean that the house was of the type that has it set to the side (or is there really only one door? If so, that's strange and needs investigation).

Check out the age of the boiler and CH as that may be on it's last legs. Might be wise to check the mains-to-house pipe too as that may need replacing.

Check the guttering and soffits as these may be iron/wood. Check any timber framing (some can be seen at the side), and all windowsills. Check downpipes too.

Doozergirl

Oh, and plasterwork. Every wall you strip of textured or old vinyl wallpapers, the plaster is going to come off the walls. As well as death and taxes being certain, plaster falls off the walls when you strip wallpaper from old houses.

I'd budget more in the region of £35,000 to get it nice; and warm. It always costs more than you think and there will be things you can't see like the carpentry that starts revealing itself when you pull up carpets etc.

If it were mine, I'd be thinking about what to do with that massive flat roof - it's a liability to a lot of rooms if it leaks and it might affect insurance premiums a bit. I'd want it to be lifted to a sensible angle. I don't really see why it wasn't hipped in the first place - done cheaply I suspect and therefore I'd expect to be sniffing damp in that room.

hcb42

amcluesent wrote: »

>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

And then double it....the £30K figure that is. Although I did pay for refurbishment of the original sash windows all around and windows were £15K which was most expensive job we did. Plumbing and wiring wasnt so bad, although inconvenient, but we didnt move in until those parts were done.

Ultimately you cannot do it all at once, (unless you have loads of disposable cash obviously!), but once the main parts are done, then it can be tackled a room at a time, which is what we did, with most of the rooms being done out of our monthly salaries as we went along.

duncan32

Thanks everyone. So, are any of these things that would be checked automatically when buying, or would I have to pay someone in addition to get them all looked at as extras? Must say, it is getting incresaingly :eek: but this is exactly why I posted the thread, so I can go in with my eyes open.

Thanks.

Duncan

G_M

Council tax - check with the council.

Looks in decent shape, if dated.

Might need re-wiring: look at the fuse box. Is it an old one with wire fuses? or modern trip switches? Budget £2000
Roof looks OK.
DPC? Who knows but to be honest it's rare for them to need replacing. Surveyors often 'find damp' but it's usually either leaking gutters or soiled piled against the walls, or a misleading reading from their 'electric conductivity' meter (NOT a damp meter!).
My dpc is 150 years old and made from slate. Works just fine!

Just bear in mind old houses always seem to need work doing, so I hope you like DIY!

amcluesent

>And then double it....the £30K figure that is.<

I just added nail-sickness in the roof as another downside of inter-war properties, so any savings having d/g already could be swallowed up there

TBH I would walk away, properties like this are a money sink. There's definitely a sweet spot for houses where modern techniques were used, but before the cheap, shoddy chipboard jobs became the norm.

hcb42

duncan32 wrote: »

Thanks everyone. So, are any of these things that would be checked automatically when buying, or would I have to pay someone in addition to get them all looked at as extras? Must say, it is getting incresaingly :eek: but this is exactly why I posted the thread, so I can go in with my eyes open.

Thanks.

Duncan

mid range homebuyer survey should be good enough, but as you walk around you will know what to look for, you will always see more second visit.

It is a nice clean tidy house though, and well kept garden - if it was an hour further north I would go for it myself

WhiteHorse

duncan32 wrote: »

So, are any of these things that would be checked automatically when buying, or would I have to pay someone in addition to get them all looked at as extras?

These are all core questions that will play a role in your decision to buy.

CLAPTON

central heating radiators all seem to be along the walls

they should be under the windows otherwise the space by the windows will be very cold

spannerzone

Should be cavity wall if built in the 1920's I'd have thought....likes like a nice house but dated and surely in need of some updating and remedial work sooner than later.

As already said, suspect electrics need replacing throughout even if sockets look new (it's easy to fit new cheap sockets to hide old dodgy wiring including the fuseboard)

Suspect possible damp proof issues, supsect use of asbestos behind boilers etc, check roof up close, check loft and see if timbers ok and condition dry etc, look for wood worm if possible, lift carpets in corners if possible to check wood condition for damp, dry rot, mould, woodworm etc.

But a house like this should stand for another 100 years if maintained and should be solid unlick most newer builds. You just need to be open to 'what might need doing' and hopefully you won't get a shock if it needs doing.