Athers1971
Member
- Messages
- 76
Hi, fingers crossed, we should be exchanging contracts any day now on "our" c. 400 year old house.
We've never owned a period property, nor have we undertaken a restoration project - so I just wanted to check in and see if we are heading in the right direction for our first steps following purchase.
We are having to move into it unfortunately, the pennies won't run to renting and/or storage.
The property has damp issues (of course) and the first works we want to do are to stop the ongoing causes starting at the top of the house and working our way down.
The two chimney stacks have vegetation growing from them and we are fairly confident that the damaged render/mortar is part of the problem leading to damp in the walls below them. We propose to have the lead flashing and mortar made good - I'm not sure of the current materials but would want to use an appropriate lime based product. Not the best photo below, but you may get an idea.
Secondly, some of the rainwater goods are damaged (and appear to have been patched up in places with some 'silver tape' and we can see that this is potentially causing issues on the walls below them. In addition, there is a mix of materials, some iron, some plastic, and to the rear of the property a mixture of black & grey colours. It all needs overhauling and repairing/replacing with black iron goods. (The timber soffits/facias are likely in need of repair/maintenance too).
Finally, there is an old lean to 'conservatory' - imagine block work supporting what looks like a green house on top which needs demolishing as it is causing damp issues to the wall where the damaged roof joins. This might help to picture it..
So, for me, these are quite urgent repair jobs in order to prevent further damage by stopping penetrating damp and I want to get onto these as quickly as possible.
My question is should I (assuming I need to) submit a LBC application to deal with these specific problem issues first and in isolation, before we get to the main internal renovation/improvement works (the house needs the 'full works'; rewiring/re-plastering, new fireplaces, new kitchen/bathrooms, and heating upgraded as an absolute minimum). Or should I wait until we have engaged with an architect (we need to knock a doorway through to an adjoining former stable conversion and perhaps extend the kitchen) and submit one LBC for all the works?
Do we think I even need LBC consent for repairing/replace the chimney stacks and rainwater goods and demolishing the derelict lean to?
Any thoughts and guidance will be much appreciated.
We've never owned a period property, nor have we undertaken a restoration project - so I just wanted to check in and see if we are heading in the right direction for our first steps following purchase.
We are having to move into it unfortunately, the pennies won't run to renting and/or storage.
The property has damp issues (of course) and the first works we want to do are to stop the ongoing causes starting at the top of the house and working our way down.
The two chimney stacks have vegetation growing from them and we are fairly confident that the damaged render/mortar is part of the problem leading to damp in the walls below them. We propose to have the lead flashing and mortar made good - I'm not sure of the current materials but would want to use an appropriate lime based product. Not the best photo below, but you may get an idea.
Secondly, some of the rainwater goods are damaged (and appear to have been patched up in places with some 'silver tape' and we can see that this is potentially causing issues on the walls below them. In addition, there is a mix of materials, some iron, some plastic, and to the rear of the property a mixture of black & grey colours. It all needs overhauling and repairing/replacing with black iron goods. (The timber soffits/facias are likely in need of repair/maintenance too).
Finally, there is an old lean to 'conservatory' - imagine block work supporting what looks like a green house on top which needs demolishing as it is causing damp issues to the wall where the damaged roof joins. This might help to picture it..
So, for me, these are quite urgent repair jobs in order to prevent further damage by stopping penetrating damp and I want to get onto these as quickly as possible.
My question is should I (assuming I need to) submit a LBC application to deal with these specific problem issues first and in isolation, before we get to the main internal renovation/improvement works (the house needs the 'full works'; rewiring/re-plastering, new fireplaces, new kitchen/bathrooms, and heating upgraded as an absolute minimum). Or should I wait until we have engaged with an architect (we need to knock a doorway through to an adjoining former stable conversion and perhaps extend the kitchen) and submit one LBC for all the works?
Do we think I even need LBC consent for repairing/replace the chimney stacks and rainwater goods and demolishing the derelict lean to?
Any thoughts and guidance will be much appreciated.