Hi
I am looking for some ballpark figures to renovate my house. It is old c1840s but not in bad condition. However it does need work as it was previously in two units and so elecs etc need to be redone.
it is a 4 bed semi around 2000sqft and needs the following
1)Insulate the attic and walls
2)Re-wiring and re plumbing (have recently bought boiler - previous one died over a weekend)
3) Skim plaster the whole house inc ceilings, 8 rooms and 2 halls
many thanks in advance
Hi emorenn,
Can I first say that nobody here is competent to give a quotation "over the web" on an 1840's house needing remedial work to be done to it.
There is no AAM policy that operates as Alanna suggests AFAIK - I am simply stating this this kind of advice is impossible to give "remotely".
Based on my my own experience of such buildings, your list of works suggests you do not have a building professional advising you.
You may end up doing harm to the structure by trapping interstitial moisture if you apply cement-based products to the wall.
My best advise to you is not to be led and said by a builder whose expertise does not cover all the items I raise below.
Houses like these need to be investigated by competent building professionals with a good working knowledge of; -
- lime mortar solid masonry construction
- lime and calcium silicate remedial works
- specialist damp proofing methods
- generic building faults and rot removal/prevention
- strengthening of floors and supports
- assessment of any previous structural interventions
- assessment of settlement that has occurred
- assessment of propposed structural alterations
- consideration of proposed envelope amendments
- consideration of proposed insulation and interstitial ventilation
Here are some of the common problems and pitfalls associated with late Georgian properties.
- If you simply insulate the walls internally with modern materials you will prevent them "breathing" and drying out.
- If you do this without replacing all the binding timbers and heads you may well end up damaging the fabric of the building.
- If you insulate hugely just above the top floor ceiling, you will change the environment of the roof timbers and may cause them to fail.
- If you fail to open up, assess and remedy the wall plate, rainwater goods supports and parapet wall details you may end up with water pentration from above.
- If you fail to open up assess and install a damp proof membrane in the lowest floors you may end up with rising damp.
- If there is a half basement, and you fail to address the often substandard "area" and/or details, even a chemical or electrolytic damp proof barrier may not work as intended.
Hope this helps.
ONQ.
[broken link removed]
All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.