Spray foam insulation

anon_2020

It could well be ex-council, although this would be the only pair of semis on the road that is they do bear some hallmarks of council builds and I suppose it's possible the council acquired a pair of plots when the road was first developed in the 30s?

ThisIsWeird

anon_2020 said:

I'll ask the roofer to give an opinion on ventilation via sofits. Presumably this could be increased as a medium-term mitigation against damp problems by installing gable vents etc?

Yes, worth asking the roofer or surveyor about this - they should know how easy it'll be to add ventilation, or even if - in their opinion - it's really needed.

ThisIsWeird

anon_2020 said:

I can only assume the vendors were throwing everything at the roof in an attempt to limit heat loss - polystyrene tiles on upstairs ceilings, lagging in base of loft, and this damn foam insulation between the timbers.

If this is a normal loft, ventilated as it should be in order to prevent condensation up there, then insulating the upper roof is pointless - any heat from the house that has reached the loft space is already lost to the house. All insulation should be on the house ceiling, the loft floor.

You could ask the neighbour how long they've lived there, and whether they've had any work done on their roof. Chances are it's all original. Any chance of a photo, or a link to the listing so's folk on here can try and judge?

Do you know when the insulation was added?

And are you definitely going to loft-extend?!

anon_2020

ThisIsWeird said:

anon_2020 said:

I can only assume the vendors were throwing everything at the roof in an attempt to limit heat loss - polystyrene tiles on upstairs ceilings, lagging in base of loft, and this damn foam insulation between the timbers.

If this is a normal loft, ventilated as it should be in order to prevent condensation up there, then insulating the upper roof is pointless - any heat from the house that has reached the loft space is lost. All insulation should be on the house ceiling, the loft floor.

You could ask the neighbour how long they've lived there, and whether they've had any work done on their roof. Chances are it's all original. Any chance of a photo, or a link to the listing so's folk on here can try and judge?

Do you know when the insulation was added?

And are you definitely going to loft-extend?!

House has been in same family since built. I have asked them about when/how/by who the foam was installed but they may not be able to tell me as it's a probate job. 

Loft extension would be a priority over the ground floor extension but wouldn't be considered until other essential jibs had been done (rewire, bathroom, kitchen) and dependent on sufficient funds remaining.

FreeBear

anon_2020 said:

Some pictures

First pic - Bit unusual to have a chimney in the middle.... Presumably that one is on the cards for removal from top to bottom.. [edit - Been asked to delete pic showing exterior of property in case it can be identified]

Last pic - There is evidence of a leak. Probably flashing around the chimney. With the spray foam in place, I'd suspect some of the timbers have started to rot. Quite likely, a re-roof is needed sooner rather than later (within 5 years).

Section62

FreeBear said:

anon_2020 said:

Some pictures

First pic - Bit unusual to have a chimney in the middle.... Presumably that one is on the cards for removal from top to bottom..

Fairly common to have a small coal stove/boiler in the kitchen with a small chimney like this - typically going out of use and being removed a long time ago.

Section62

anon_2020 said:

Some pictures

I asked about the tiles because replacement of original clay tiles with concrete ones often causes issues with the roof due to the weight of concrete tiles being significantly greater than clay.

Looking at the loft pictures I'd say it was a rather minimalist approach to roof structures - more the style you'd expect in a small Victorian terrace.  The load on the purlins is considerable, and there doesn't appear to be any diagonal bracing.

There's a possibility the roof has moved under the load of concrete tiles, and a roofing 'expert' has suggested the foam as a way of fixing it.

I agree with FreeBear that a re-roof should be near the top of your priority list, given the wish to do a loft conversion as well.

anon_2020 said:

Loft extension would be a priority over the ground floor extension but wouldn't be considered until other essential jibs had been done (rewire, bathroom, kitchen) and dependent on sufficient funds remaining.

If the loft conversion will involve taking substantial parts of the roof off (very likely) then generally I'd prioritise doing that first.  Normally when you do updating work on a house you want to start at the top and work down - e.g. there is no point making the bathroom nice first if the ceiling gets wrecked by a later loft conversion.

anon_2020

Section62 said:

Fairly common to have a small coal stove/boiler in the kitchen with a small chimney like this - typically going out of use and being removed a long time ago.

This is it, yes. May consider removal, may leave in place.

anon_2020

Section62 said:

anon_2020 said:

Some pictures

I asked about the tiles because replacement of original clay tiles with concrete ones often causes issues with the roof due to the weight of concrete tiles being significantly greater than clay.

Looking at the loft pictures I'd say it was a rather minimalist approach to roof structures - more the style you'd expect in a small Victorian terrace.  The load on the purlins is considerable, and there doesn't appear to be any diagonal bracing.

There's a possibility the roof has moved under the load of concrete tiles, and a roofing 'expert' has suggested the foam as a way of fixing it.

I agree with FreeBear that a re-roof should be near the top of your priority list, given the wish to do a loft conversion as well.

anon_2020 said:

Loft extension would be a priority over the ground floor extension but wouldn't be considered until other essential jibs had been done (rewire, bathroom, kitchen) and dependent on sufficient funds remaining.

If the loft conversion will involve taking substantial parts of the roof off (very likely) then generally I'd prioritise doing that first.  Normally when you do updating work on a house you want to start at the top and work down - e.g. there is no point making the bathroom nice first if the ceiling gets wrecked by a later loft conversion.

Food for thought, thanks. Ideally the loft conversion would involve installing a rear dormer so yes, significant portions of the roof being take off (all of it, in fact, given that it would make sense to replace the roof while the scaffolding is up and we're taking chunks of it off anyway).

Now I'm wondering whether the timbers can be salvaged as part of the new roof or if they'll need to be replaced, which would massively increase the cost if the works I imagine?

Section62

anon_2020 said:

Now I'm wondering whether the timbers can be salvaged as part of the new roof or if they'll need to be replaced, which would massively increase the cost if the works I imagine?

In the context of buying a house and doing major modernisation work, the cost of timber for the roof is trivial.

The cost of labour to reuse the existing (if not rotten) would quite likely exceed the cost of using new.  The new wood would be pressure treated and stress-graded, which you won't have with the existing.

If you are adding a dormer then replacing the roof is almost certainly the best option.  Furthermore, while the roof is off, it is much easier to add the structure you are likely to need to make the loft floor safe for use as living space.

Start talking to an architect about the loft conversion plan before you do too much other work on the house.  Even if you don't have the cash to complete the conversion you will at least have a plan to help avoid abortive work.