1890's old terraced house

Catty212

Me and my partner have found a house we love, but we're a bit worried. We're first time buyers and I'm worried we're not being sensible.

We have checked the property with a damp metre and it came up green in some rooms and amber in others (it hasn't had any form of damp course). The house is on a street on a hill, therefore water would run away from it.

The house is a 1890's end terrace. It's stunning and exactly what we want.

We can get it quite a bit cheaper as vendor needs shot as it's standing empty.

Another concern is asbestos, is it likely to be in the roof of a house that age? We have a man going to look at the house and damp this week, for a bit of advice BEFORE we make any kind of offer.

On a personal level would you stay clear of a house this old? If not, what would be essential for us to do before purchasing? Obviously we would be getting a full survey, but should we be looking at anything else?

Any advice would be fab.

Niv

If you are worried about damp, get a proper survey carried out.

As for asbestos, there may be some about. But again you would need to have a type 2 survey undertaken to determine if there is. By the way, unless damaged its not likely to be a big deal. You may have asbestos roof tile for instance which are cement, but you may have slate or clay, only a survey can tell you.

Niv

G_M

Since you appear not to know what you are doing you are unwise not to be getting a survey done but to be relying on your own inspecion.

Having said that, your damp meter is mis-named. It is a meter to test for electrical conduction, not damp! On wood (which does not conduct electricity) any reading between the pins on the meter indicates damp as this is the only reason electricity would pass through the wood. On plaster, brick, concrete etc the material itself might conduct electricity, so even bone-dry plaster might give a reading.

Read more here.

How do you know it "hasn't had any form of damp course"? Have you checked? Most properties have. My 1851 house has the original very effective slate damp proof course.

If it's on a hill, water will run away from the property on the downside. On the upside, of course, water may be running against the walls/into the foundations! Stop making stupid assumptions!

A property that age will not have asbestos.... unless it was added later.

Why would you steay away from a property that age just because of its age. If it's stood there for 100 years, it is unlikely to fall down next week. There again, if it has been neglected it might need (considerable) work.

But you must expect an older property to need more ongoing maintenance than a new one. That's not a reason to walk away, or to re-negotiate price, it's just part and parcel of property-owning.

BitterAndTwisted

Damp meters don't actually measure damp: they measure conductivity. One thing you can be sure of is if you get a "Damp Specialist" in they will find damp and you'll get a nice estimate for remedying it. If the property ha been empty and unheated for any length of time you will find damp but whether this needs specialist treatment remains to be seen. Rely on your full survey.

Asbestos is only a danger if you disturb it. If you need to remove it you will need to get a specialist in to remove and dispose of it properly.

Catty212

G_M wrote: »

Since you appear not to know what you are doing you are unwise not to be getting a survey done but to be relying on your own inspecion.

Having said that, your damp meter is mis-named. It is a meter to test for electrical conduction, not damp! On wood (which does not conduct electricity) any reading between the pins on the meter indicates damp as this is the only reason electricity would pass through the wood. On plaster, brick, concrete etc the material itself might conduct electricity, so even bone-dry plaster might give a reading.

Read more here.

How do you know it "hasn't had any form of damp course"? Have you checked? Most properties have. My 1851 house has the original very effective slate damp proof course.

If it's on a hill, water will run away from the property on the downside. On the upside, of course, water may be running against the walls/into the foundations! Stop making stupid assumptions!

A property that age will not have asbestos.... unless it was added later.

Why would you steay away from a property that age just because of its age. If it's stood there for 100 years, it is unlikely to fall down next week. There again, if it has been neglected it might need (considerable) work.

But you must expect an older property to need more ongoing maintenance than a new one. That's not a reason to walk away, or to re-negotiate price, it's just part and parcel of property-owning.

Whilst I appriciate the advice, I'd rather not be referred to as stupid!
I was asking for some personal options, on the property and whether anyone on here had had any experience of purchasing an older property.

As I stated in OP we WILL be getting a survey done IF we decide to make an offer on the property.

We know that the property HAS NOT had a damp course at any point.

Catty212

BitterAndTwisted wrote: »

Damp meters don't actually measure damp: they measure conductivity. One thing you can be sure of is if you get a "Damp Specialist" in they will find damp and you'll get a nice estimate for remedying it. If the property ha been empty and unheated for any length of time you will find damp but whether this needs specialist treatment remains to be seen. Rely on your full survey.

Asbestos is only a danger if you disturb it. If you need to remove it you will need to get a specialist in to remove and dispose of it properly.

The damp man we are getting to have a look is fully aware that we havent purchased the house. He's been recommended buy a few people we know and is basically going us a favour BEFORE going to the next stage of a survey. It's just to try and find out whether there are any current issues or potential issues in the near future.

We have every intention of getting a full survey carried out (we wouldnt?) we were just trying to see what we could do before paying for it.

G_M

Catty212 wrote: »

Whilst I appriciate the advice, I'd rather not be referred to as stupid!
I was asking for some personal options, on the property and whether anyone on here had had any experience of purchasing an older property.

As I stated in OP we WILL be getting a survey done IF we decide to make an offer on the property.

We know that the property HAS NOT had a damp course at any point.

Not sure what personal options you hope for, but
a) I have "experience of purchasing an older property" (as said - 1851) and
b) I gave my opinions which I believe should be helpful.

What you do with the information is up to you.

Oh - and I didn't call you stupid. I said the assumption you made (re water running away because it's on a hill) was stupid.

elsien

I have a terraced house of a similar age.
The main problems I have found with damp have been those that turned out to have a sortable external cause - next door's shower leaking and soaking the wall, guttering that needed repairing, that sort of thing. Which could happen to any non-detached house, regardless of age. However mine has had a damp course put it.
I prefer my older property because mine is more sound proof than a lot of newer houses I looked at, and I do like to be able to bang things into walls without having to worry about special fixings etc. It also has larger rooms than modern houses tend to have.

It does cost a bit more to maintain - being 3 storeys you're looking at scaffolding for external painting and repairs. Plus it has odd shaped bricks and a lot of builders didn't know where to start when some needed replacing.
Having said that, I've never regretted buying it as a first time buyer and I'd go for an older house every time. Having seen some new ones going up by me recently, I'm happy with my sturdy 100 year old brick construction - it feels more reassuring somehow.

Southend1

Catty212 wrote: »

We know that the property HAS NOT had a damp course at any point.

Just wondering how you know this? I would have thought it is very hard to tell on most houses - e.g. may be covered with render etc

Definitely a good idea to get a proper survey if you make an offer but don't let the age of the house put you off!

Good luck!

Catty212

elsien wrote: »

I have a terraced house of a similar age.
The main problems I have found with damp have been those that turned out to have a sortable external cause - next door's shower leaking and soaking the wall, guttering that needed repairing, that sort of thing. Which could happen to any non-detached house, regardless of age. However mine has had a damp course put it.
I prefer my older property because mine is more sound proof than a lot of newer houses I looked at, and I do like to be able to bang things into walls without having to worry about special fixings etc. It also has larger rooms than modern houses tend to have.

It does cost a bit more to maintain - being 3 storeys you're looking at scaffolding for external painting and repairs. Plus it has odd shaped bricks and a lot of builders didn't know where to start when some needed replacing.
Having said that, I've never regretted buying it as a first time buyer and I'd go for an older house every time. Having seen some new ones going up by me recently, I'm happy with my sturdy 100 year old brick construction - it feels more reassuring somehow.

Thanks

I love older properties and ll the new builds we have looked at are absolutely tiny. This house is huge and really traditional and has a lot of history, which we already know. Hopefully after another viewing we will have made our decision .. and we'll take it from there.

Catty212

Southend1 wrote: »

Just wondering how you know this? I would have thought it is very hard to tell on most houses - e.g. may be covered with render etc

Definitely a good idea to get a proper survey if you make an offer but don't let the age of the house put you off!

Good luck!

The vendor has lived in the property 25 years and has provided a lot of helpful information and there's actually a historicalhistorian? group set up which have an interest in the street and the cemetary which is at the end of it (I kid you not). We have gained a lot of information from them about the history of the particular house.