Considering offer on Victorian terraces- advice needed!

6 years ago

Sorry if this is the wrong place!

I’ve just sold my house and I’ve got my eye on two Victorian mid-terraces.

One is perfect in terms of layout, size and features but definitely has a damp problem. It also has the original windows, including the glass. Cosmetically it’s fine, it’s just about making it dry, warm and safe and the buyer has apparently already said he intends to do that.

The other has been refurbished, but the living proportions are not as good. It has oil, so I’d need to budget for installing gas (the first property already has gas). It’s been replastered, made damp proof and had double glazing put in. Of course I’m wondering whether all that ‘modernising’ might not in itself cause issues down the line! However, it’s not rendered at all whereas the first property is AND there’s cracks in it. This property is also more expensive- I’d only get it with a cheeky offer, whereas I could give the asking price for the first.

My heart pulls me towards the first. My head pulls me towards the second. I’m going back to both on Friday to draw up snag lists.

I was wondering: for those of you in similar properties, what do you wish you’d known before you bought it, especially if you moved from something modern? (80s on)

If you were to offer on your property again, are there conditions you wished you’d attached before agreeing re: condition, certificates, damp guarantees etc...

Assuming good starting condition, what are the ongoing maintenance costs versus an 80s style build? My current house is an 80s ex Council end terrace, btw.

Any and all guidance gratefully received. I’ve dreamed about a period property all my life, but I don’t want to take on an albatross, especially when it’s just me! Both the houses above are three storey, btw. Idea is to use top level as glorified attic in short term and possibly rent out later if need be.

Sort by:Oldest

Comments (5)

Juliet Docherty
6 years ago
I would say that if you think you will stay there for only a few years it might be worth considering the second one (with new windows). If it will appeal to first time buyers they will be pleased that there is nothing much to do and it will sell on. The first option reminds me of a house we bought in Brighton - it had damp issues and bad render and it was a headache. Why do you want to install gas by the way?
PRO
Kluk Construction Ltd
6 years ago
Hi, having damp in victorian house is usually big cost to fix this properly. Lots of companies do bad job on repairing that part and your problem may be quickly back with you. Another bit is windows which are quiet expensive if you would like to have modern double glaze wooden sash, main question like in comment above is for how long you are willing to live in place?

Also it may be hard to compare ex council with old victorian in terms of repair cost, as councils are better on technology (concrete in many places) rather than old wooden surfaces. For sure maintaining Victorian will cost more.
Related Discussions
Bay window advice - Victorian terrace
Q
Comments (6)
The previous blinds were actually a light brown wood which I did like, but not the colour. I have looked at the shutters from blinds2go but the 10-12 week lead time is a bit too much (and while £1000 isn’t astronomical, I’ve just completed a rebuild of my kitchen extension so trying to be frugal). I guess now, with some confirmation from you lot, I’m either thinking white wood Venetians as the long term solution or a short term white roller or Roman blind until I can afford the shutters.
...See More
Renovation of London Victorian terrace - need creative layout advice:)
Q
Comments (36)
Hi there! I’d love to hear what you are using the under the stair spaces for. It looks like the bike could fit under the stairs near main entrance comfortably. You then could use the current bike area for the utility i.e. muddy stuff mops and sports equipment. As such you would need to install shelves to add on the storage space. I’d like to agree with Minipie that, if you really love for the bike area to remain as is, as I feel you might, the next best position for the utility is in the basement. The basement offers several advantages as compared to hiving off a space on G.F, especially when you consider the available space which you’d require to store all the stuff you said. I imagine sports equipment for example would need quite a generous area. I like the idea of a cosier retiring area for the library and I would really recommend an alterations for that. As for a pantry usable from the kitchen, options look really limited but I’d know what you think about moving the toilet across to the opposite void area, and then converting the new space to a pantry. It’s both proximal to the kitchen island, and will also not complicate the plumbing process, since you also want to introduce a sink in there. Hope this is useful! If you need more guidance, feel free to drop me a line or check out our site: www.betterspace.co
...See More
Victorian terrace - Kitchen layout advice required!
Q
Comments (8)
So the bit in the light blue circle looks like a cupboard, perhaps with a stacked wachine machine/tumble dryer in it? (good idea if so). But do you mean just past that cupboard, ie along the left hand wall as you come into the kitchen? If so then yes you absolutely could put the fridge there, it’s just going to be a bit bulky as will stick out further than normal units, and you may feel it’s in the way a lot as that’s your main way in and out of the kitchen. Also it wouldn‘t be able to go right in the corner, it would need a slim unit to the left of it so you can open it fully. So that would push it further towards the island and again that means it’s blocking the main walkway more. You could however push the island further towards the garden than shown in the plan, which would mean you have more space in that entrance area, and then it is more feasible to have the fridge along that left hand wall, as people can get past. Anyway, there are certainly options, it’s just worth planning the kitchen layout and checking it all works ergonomically before you commit to the window! As regards kitchen units under side return: you can have wall units or tall units under a side return, it depends how you make the roof. It’s true though that most people prefer to leave that wall clear of wall/tall units, usually that’s where a dining table or sofa goes. Here are some pictures of side returns with tall or wall units under. The first one looks the neatest as they have the roof part glass part solid and have tucked the units under the solid bit, but I suspect they have an unusually wide side return:
...See More
Need advice on damp coming through floor on our Victorian terrace!
Q
Comments (4)
If its a solid floor (assuming it is which is probably where the moisture is coming from) then yeah lifting the flooring and some kind of DPC (there are various kinds) will be the solution, and then some kind of barrier behind skirting I think is a technique to help anything not propagate up walls. But an independent damp surveyor is the way to go, if you get a company round who apply solutions they may say you need more done than you actually do.
...See More
cavgirl
Original Author
6 years ago
Hi,
I'd be there for the long term, very probably the length of the mortgage.

I wouldn't replace the windows with modern DG- original sashes and glass. Probably use the traditional method of heavy curtains! However, there's the maintenance issue of keeping the wood in good order and stopping draughts so need to bear that in mind too.

Re: gas, personal preference. Also convenience as it's always on and there's no need to top it up!
GardenFairyGodmother GFG
6 years ago
If you are intending to stay long term then I would go for the cheaper property. Treat it as a fixer upper, and do improvements when budget allows. You can see the potential it has when compared to the modernised one. ( Changing from oil to gas doesn't add any real value. ) BTW replacing render is expensive but may help the damp. We had the render replaced as it had cracks and was letting in rain water and had caused the internal plaster to be blown.
Jonathan
6 years ago
You should consider how much the bigger property will be worth when renovated and if you can afford to do the work then the prudent offer will be the end value minus the cost of work plus a bit extra for the hassle and unforeseen costs.
The bigger property does sound to be better.
It may be that you shouldn't replace the windows. Often original windows are a desirable feature in a period house so don't be in a hurry to rip them out. You can keep heat in in other ways by getting draft proofing, great curtains and. Enter loft insulation. As far as the damp goes (reading between the lines) it sounds like the seller is going to resolve this- it will then need time for the new plaster to dry before redecorating. Therefore you will likely move in with bare plaster but this gives you time to decide how to make it your own.

Considering offer on Victorian terraces- advice needed!

Comments (5)

Juliet Docherty

Kluk Construction Ltd

Related Discussions

cavgirl
Original Author

GardenFairyGodmother GFG

Jonathan

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

Considering offer on Victorian terraces- advice needed!

Comments (5)

Juliet Docherty

Kluk Construction Ltd

Related Discussions

cavgirlOriginal Author

GardenFairyGodmother GFG

Jonathan

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

cavgirl
Original Author