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Groundwork & Foundations

Survey on 110 year old property doesn't make for great reading. Advice needed please!

Anonymous user 01/03/2024 - 2.37 PM

I've just had a survey done on a 110 year old building and it's not great reading. Hoping to get a builder round for some realistic advice. It feels like a lot needs doing, but I've never bought an older property before so don't know how much is absolutely vital. Any advice would be gratefully received. - Rear chimney stack needs removing - The flue for the lounge fireplace seems to have been reduced in width - The stack and chimney breast are poorly supported - Signs of old damp penetration around the stacks in the loft where the brickwork has been damaged - Considtion of the soackers to the abutments with the chimney stacks and walling needs checking - No lintels have been inserted over the kitchen and bathroom windows carry the weight of the bricks above - Cracking in the brickwork to the front wall over the bay due to deterioration in the condition of the beam spanning the opening - Brickwork and rendering defects - Evidence of rising damp - Possible defects in the foul and storm water drainage systems - Old attack of woodworm found in the roof void - could anywhere else be affected? - Flat roof on the single storey extension, covered with lead sheeting - due for renewal - Concrete tiles on the roof which the timbers aren't capable of supporting - some timbers have a small cross sectional area and the slopes have deflected slightly. Others have twisted or split

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2 Answers

Anonymous user

The basic rule is 'Start at top and work down' ie chimney first and drains last. Without seeing the survey and/or property it is difficult to offer any real advice. I would start with anything that is dangerous, ie if the rear chimney stack needs removing because it is going to fall off then do that first. The concrete tiles and, from what you say, the timbers need to be changed/replaced. Then move on to items that are causing further damage to the building ie soakers, damp etc. Then get to the things that are a nuisance ie drains, brickwork and rendering defects. Hope that helps. Luke. L.N.H. Developments Ltd

Answered29 July 2011

ADR Property Maintenance

Rating: 5 out of 5

Boston

you basically have two main problems the house is being attacked from above and below,rising damp,and a roof that either needs replaced with a lighter roofing material or strenghting to support the existing material the rising damp will undermine the foundations. the roof may collapse due to excess weight depends where you want to start and what you feel is most important a roof over your head or walls personally the roof seems in the worst condition with the timbers already being twisted or splitting along with the chimney that is poorly supported the other chimneys are part of the roof and should be sealed properly when the roof is done your rising damp could be caused by the drains. dont know the size of the house so cannot give a reasonable price your best bet is post in the jobs section on this site and get a few local tradesmen round to have a look dont be shocked if the work comes in in the tens of thousands. if you havent purchased the property yet unless you wish to spend tens of thousands on it dont buy it.

Answered29 July 2011