mortaff

To renovate or rebuild?

mortaff
3 years ago

We have a traditional detached cottage, basically 2 up, 2 down. It has had render on it since at least 1930 covering what we think is local sandstone. I guess the render stopped the building breathing so it is a battle to keep the damp out. I don’t think it has a damp course either. We are suspicious that the stone and mortar has degraded but are a little afraid to investigate too far as there are more issues with the cottage which may well make it better to start again. All 4 downstairs doorways are a maximum of 5’8’’ (one is 5’6’’) kitchen ceiling max 6’ and the living area max 6’ between the ceiling joists. Upstairs height is good. The roof is slate and will need to be replaced if we can extend the upper floor into the unused upstairs space (property has a long sloping roof on one side) and the chimney end of the house leaks substantially.


I am confident that this would fail building regs now! However, we want to retire and spend the rest of our life there so it needs to be right for us. It’s not a pretty cottage but has provided shelter for most of our family and others over the years.


Would I be best advised to get a structural survey first and where do I find a reputable one? I would be grateful of the benefit of someone’s experience as I am a total novice having seen other projects spiral out of control and people loose money but have nothing in return.


What I would like is to rebuild the cottage, utilising as much of the original footprint as possible plus adding a ground floor extension of a kitchen, ground floor bedroom and bathroom. Current kitchen is 2 x 1.5 mts. Property is in Herefordshire so advice from anyone with experience of dealing with this planning department would be gratefully received!


I have had an architect around to see it and am waiting for a list of their fees and a plan ahead. What I don’t want to do is try to renovate only to have to spend more time and money knocking it down, resubmitting plans and so on.


Apologies for waffling...........


Thank you for taking the time to read this!

Comments (2)

  • PRO
    OnePlan
    3 years ago

    Unless it has sentimental or a heritage/historical value, I suspect a ‘knock down and start again’ project might work out better in both terms if cost and end usability.

    mortaff thanked OnePlan
  • PRO
    Ellen Utley Interiors
    3 years ago

    Good Morning,


    Old building techniques such as thick sandstone walls provide a well aired property which tends to stay cooler in the summer and warm in the winter once breathable. These days many new builds are not made from these quality materials and the new materials contain many harmful chemicals.


    If you find the right builder and architect who understands the language of the building you can find yourself saving money, restoring this piece of history and benefiting from the health aspects.


    It could be as simple as ensuring good rainwater drainage, removing materials which are trapping damp such as gypsum plaster, render, synthetic paints, synthetic flooring, concrete.

    Then if and the stone is re-pointed with a lime pointing which breathes plus the flooring is breathable, plaster is lime or clay and paint is breathable (farrow and ball estate emulsion or Earthborn clay for example), the property will last much longer than many new builds, have more character and quality materials.


    Even if the property is not listed you may benefit from joining the Listed Property Owner's club where you can find local specialists in old building techniques. There is a lot to be learnt from the old building techniques and they are likely to be making a come back in future.


    Thank you for sharing, we would love to see images.


    Kind regards,

    Sophie Ellen

    Ellen Utley Interiors

    mortaff thanked Ellen Utley Interiors
Ireland
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