Victorian Stone Terrace or new(er) build

BBen

I should be in a position to buy a house next year. In the area I'd like to settle the housing stock is majority Victorian stone terraces.

My friend who lives in such a house has strongly advised me against getting one because of the cost and work involved in maintaining them. To be fair I really wouldn't enjoy the hassle of arranging workmen to come and do things, but then I think of all the thousands of people who live in this suburb and yet manage.

Going for a newer house or even a flat would almost certainly involve living in a different suburb.

Obviously every house is different, but if you've lived in a stone terrace for a long period (over 10 years) I'd be grateful if you could give me a timeline of the major works you've had done, the cost and an indication of how much hassle it was to arrange workmen - you might have needed specialists for example etc.

Or maybe you've owned both sorts of house and can give me some advice.

Thanks in advance

littlepinkbiscuits

Only you can decide if you want location or newer property, as it's clear from what you've said that you can't have both.

Personally, I prefer older properties, and live in a brick built Victorian terrace at present. I have not needed to do any building work for 20 years, as I gutted the house when I bought it. I have had workmen in, the last time was four years ago when I had a woodburner fitted, and three years ago I chose to replace two windows with sash ones. Both jobs were a day's work, and certainly not maintenance, but my choice. If you get a done job properly then you shouldn't need to have workmen constantly call.

Are there any specific problems with these stone built houses that require regular maintenance? Any other issues like listed status, that sort of thing?

All houses require some level of maintenance, regardless of how old they are.

Lord_Baltimore

You have to choose the Victorian terrace. You need to suffer a little before you realise older property will suck up your money quicker than a dry sponge. Once you get the "my place has so much character" out of your system, you can buy a modern, fuel efficient home and spend less of your life chatting to repair men and say goodbye to pointlessly heating high ceilings

BBen

littlepinkbiscuits wrote: »

Are there any specific problems with these stone built houses that require regular maintenance? Any other issues like listed status, that sort of thing?

I'm thinking of insulation, damp, wet cellars, and repointing - these are all things my friend has had to deal with, but I'm not sure how typical they are.

Cautious_Optimist

A Victorian house that is already well renovated and up to date, should be a good investment.
But yes, do be prepared for higher maintenance costs.
A lot of people have advised me never to buy a new build house, but they have mostly been the guys working on my house, so obviously they would not be concerned about maintenance problems.

How long are you planning to live in the house?
In the longer term you should get back the money you spend on a Victorian house. But if you plan to sell again soon, you probably won't get your money back.

If you can buy without a mortgage and let out a Victorian house in the future if need be, then the maintenance costs can be put against your rental income for tax.

What about other issues such as parking, garage etc?
These are less available in Victorian streets.

If you are buying a Victorian house, make sure you get a decent survey done.
Check everything. Look in the loft, lift up the carpets etc.
Also think about the old sewers and which parts you own.
If a possible future sewer collapse concerns you, think about getting a CCTV survey done.

hcb42

Victorian every time for me - love them. Parking would be my first criteria however, but then again a lot of new build estates are horrendous for parking.

Cautious_Optimist

Victorian houses were solidly built.
So I think the walls offer better sound proofing than new builds.
I have heard that in some new builds, you can hear your neighbours chatting etc.

martindow

littlepinkbiscuits wrote: »

Any other issues like listed status, that sort of thing?

All houses require some level of maintenance, regardless of how old they are.

Listed buildings and those in conservation areas can be very expensive to look after. Rightly, there are restrictions on changes that can be made and materials that need to be used. Alterations and repairs can be expensive and sometimes need specialist tradesmen.

SailorSam

I'm in a big semi that's about 60/70yrs old at the moment and i find this takes a lot more looking after than my previous 2bed 'wimpey rubbish'. So i'd a victorian one needing more, old houses just seem to get more dusty.
One of the things that would put me off a terrace which my first house was is you've probably got less chance of parking for the car.
However i do prefer an older house, they're more homely.

dgtazzman

I wouldn't say newbuild is noisier than old houses. The old houses are probably going to be structurally more sound (thicker walls of tougher material etc.), but they won't be nearly as well insulated and with energy prices on theol rise non-stop, I would consider that a great concern.

I live in a newbuild, semi, neighbour has 3 kids, never hear a peep. Previously rented, also a newbuild, that was a little noisier, but nothing that really bothered me, just loud shouting etc. that could sort of be heard from nextdoor.

I have lived in an old house, they certainly have more character, but I don't think that weighs up against the higher fixed bills and maintenance costs.

elsien

Brick built Victorian three storey terrace, been here 14 years, original wooden windows on the front. So heating costs are higher unless I put secondary glazing in.
No cellar. Main expenses so far are additional costs of scaffolding when windows and fascias needed repainting due to the height and angle of ladders.
Total rewire probably needed, due to various bits being added and changed over the years. More expensive due to getting through to the back to replace wiring that no longer meets the standards. You can check on this by getting a hardwiring test done before you buy.
The plaster and lath ceilings will need to come down at some point. However this was picked up in the survey, I've been ignoring it and they haven't dropped on my head yet!
Communal water and drains at the back. Technically our responsibility, so a bill for £1700 each off Severn trent when they sprang a leak. Until Severn treat then got confused and did it for nothing,:D
The only damp problems have been ones you get anywhere with cheapskate neighbours who don't maintain their drainpipes properly.
The only time I really had a problem was when some spalled brickwork needed replacing. They were odd shaped bricks and a lot of younger builders ran for the hills when they couldn't buy them that shape. Found someone who cut and glued them, problem solved. Again though it was expensive because it needed scaffolding and the lintel propping up while the bricks were removed and replaced. One off job, will probably now see me out.
do I regret buying the place? Absolutely not. Generally speaking, no specialists required, just people who've served their time and know what they're doing.