What things to look out for in a 1920s end of terrace property

rammster

My offer has been accepted on a 1920s property , it is victorian and it has been vacant for 3-4 months. It is 2 bedrromed terrace and it is 3 storeyed (has a cellar), the cellar houses the kitchen and the bathroom. The entrance is in lounge and dining area and the top floor / first floor is 2 bedrooms.

What I have noticed in the property is:
1. It appears colder (? Central heating off/ End of Terrace)
2. There was a smell of damp as soon as I walked into the property

The following info I have from the seller
1. That the property has had a new roof
2. that there is double glazing all over.

My Question is what are the things to look for in these properties?

Should I get a full structural Survey done?

Should I run from this property (I like it and the location is good ) it looks over a river on the other side. It is 2 minutes to town centre and 2 minutes to the countryside :-)

What should I do?

:wall: :wall:

benood

Hi Ramster - in my opinion (and experience) beware damp. The property almost certainly is single skin brick and damp can be caused in so many ways, rising, penetrating, condensation - and the cause is difficult to identify with certainty. I'd definitely do a full structural survey (but get a surveyor who knows his stuff).

However, don't let it put you off.

Snow_Dog

Scuse me, single skin brick, 1920's? Unlikely. Damp now, yes that will be a high probability and the survey should pick that up, a lot of that can come from partially blocked cavities. Turn of the century was when cavity walls were introduced and a lot of traditional brickies were unaware of the reasoning and dropped a lot of muck between the cavities as they were building up.

As its end of terrace make sure the survey checks as much as possible for any movement of the gable wall. Footings were nowhere near as sound as they are today. But then a good surveyor will pick up all this stuff anyway.

You need to also check on access rights, end of terraces often had the alley way running down the side and then all other houses had right of access across the back garden. Your solicitor should see to this but make sure they fully check it out.

MJMum

The only thing that I know about end of terrace houses with cellars, is that if you extend them you need REALLY deep foundations (as my friend found out to her cost when her conservatory slid off). Sorry, hope that's not OT.

BoingBoing_2

I used to live in an end of terrace, and yes it was slightly colder than the adjoining properties, mainly cos of the prevailing wind! Re the access rights, make sure you get full details of exactly who in the terrace has the right to access through your garden as you dont want the world and his dog traipsing through whilst your sunbathing or hanging out the washing in your pj's!

rammster

You guys know quite a lot of stuff. That is wicked !
How expensive can be a damp problem to repair then ??
And I was thinking of putting a conservatory down there to create a dining sort of area , as otherwise I would have to bring up the days cooking to 1st floor . Not a great option!

epz_2

how close is the river and is there any history of flooding, insurance companies are moveing to a system where they can target premiums to likely flood risks making a property which may have been flooded every decade or so virtually uninsureable and possibly morgagable in the future.

oh and personally i wouldnt go near anything with damp and my idea of a fixer upper is a shell with no electricity, heating or kitchen/ bathroom. its a massive unknown and quantity and financial liability.

its not like the place is unique by the nature of it being a terrace and it would need to be at least 40k below a similar property and given the limited market of people prepaired to go near such a property i would expect sizable % discount.

Mutton_Geoff

If the roof has been done, check the quality of the work, whether the timbers have been sorted and it hasn't been a bodge job just to sell. The roof joists sag in an older property and need bracing.

Secondly "double glazing" can be done really cheaply, look out for budget UPVC windows.

A full structural survey is expensive but absolutely essential on this type of property.

pingua

Lead pipes???? Don't know if this is a problem but was just floating round my head!!!

chant1l

To be fair to the property it may actually not have damp, any property left unheated for months will start to smell musty.
If it needs a damp proof course (did you notice damp patches/flaky plaster near the skirtings/wallpaper coming away from the wall near the floor/mould?)
Budget for £3k for a full on job near london decreasing to £2000 for work further north and masses of dust and mess (it would probably be unliveable).I am guesstimating and assuming a small 2 bed terrace.

rach29

Agree with all of above,

Do you know when the cellar was converted? Does the vendor have any details of exactly what work was done, plans etc. Cellars are notorious for damp problems if they weren't properly done in the first place. Personally I love Victorian properties but I would recommend spending thre extra for a full structural survey to lok specifically at the cellar, possibilities for the extension/conservatory you are considering, wiring, and the gable wall.

Good luck, this property sounds lovely, have you got a piccy/link I'm nosey