80's built timber frame house.

murphydog999

Timber framed houses aren't - I understand - classed as non-standard construction any more, but were the 80's one's any good? The house we've seen is an individual design and build - not Barratt or similar - and needs renovating.

Does the fact that it's timber-framed affect the value? Is there anything obvious to look out for re. inherent problems? Would you buy one???

All advice gratefully received, before we go and view next week

BitterAndTwisted

Timber-framed houses are the most common form of construction in this country. Or so I understand, at least.

lizards

We have an 80s timber-framed house. Had no issues with it whatsoever - no problems getting a mortgage, and no problems with insurance. We've lived here 8 years and it's been treated by every company we've dealt with as just a regular house.

To my surprise it's actually one of the most sound-proofed houses I've ever lived in too! And I'm very fussy on that point. Super loud bassy music, yes, we can hear it but everything else we may as well be detached.

No idea on any extra issues that might be caused.. not discovered any ourselves at this point. I don't think it affected the price either, but it's hard to say as all the houses round here are timber-framed.

murphydog999

Well exactly. I can't see why - if there is no significant difference - why in listings it has to be pointed out that it's timber frame.

teneighty

The fundamental problem with modern mass produced timber frame housing is, as the name suggests, all the structural elements in the building are made of wood. Not only that but it is usually highly engineered lightweight panel construction.

The lightweight panel construction is then hidden from view by internal linings and an external cladding skin, often brickwork which is just for show and has no structural integrity.

So if there is a problem such as wet rot caused by interstitial condensation caused by a damaged internal vapour barrier, leaking internal plumbing or penetrating damp from the outside you have no way of knowing until the panel fails. You are then looking at very disruptive and very expensive structural repairs.

I inspected alot of large house building sites back in the eighties and the build quality was generally very poor. Panorama did a documentary about it at the time which caused a bit of stir, timber framed construction went out of fashion for a while but has crept back over the last 10 years or so. I can understand why the big developers love them, they are cheap and can be put up very quickly by low skilled cheap labour. I cannot think of a single benefit for the homeowner over traditional construction.

Would I buy one? NO! However a one off house may not have the same poor workmanship issues of the mass house builders. But if it was me I would want the timber panels exposed in critical locations and inspected to make sure there were no timber decay issues hidden away or alterations which have weakened the panels.

murphydog999

Thanks for that. What would you call 'critical locations?' Presumably we should look out for interior water marks, paint blistering - not just at floor height either?

teneighty

Because the panels are hidden away behind internal linings such as plasterboard it can be impossible to identify defects just from a visual inspection.

As a one off house yours may not have the same panel construction but if it does I would want to see the sole plate in several areas, that is a timber bearer at the bottom which all the other panels rest on. Also open up for inspection any areas of high humidity such as the kitchen and bathroom. I would want to see the cripple studs and timber lintel over any large structural openings. Obviously open up any areas where there are signs of plumbing leaks, roof leaks, poor seals around window and door frames etc. Finally I would open up any areas where there is evidence of alterations such as inserting a new window or door opening, replacing a window with french doors, removing an internal wall etc.

Don't forget that the internal vapour barrier will have to be resealed where it is punctured otherwise you are just creating more problems for the future.

After all that it will have more holes than a swiss cheese, I'm not sure the vendor will be very happy. But you said it needed renovation so it may be possible to open up some discrete access holes that would be easy to reinstate or maybe use a boroscope to minimise damage. Probably a job for a structural engineer but hopefully it will give you something to think about when you have your viewing.

mishmogs

Although I am not a survey or builder, use your nose and sniff. If it smells musty, mouldy or not quite right, you are right to have your concerns, follow your gut instincts and the fact you are on here, you are voicing them. Its a lot of money you are probably going to spend.

Jimbo1976

Why don't you speak to a surveyor? They spend their whole lives looking at properties. They will also be able to tell you if there are any implications on getting a mortgage on the property.

Go to Colleys website, look in the broker section and it lists the phone number of all their surveyors by post code. They will be able to tell you which lenders are happy to lend.