ᐅ Renovating a Timber-Framed House – Options for Low Ceiling Heights?
Created on: 24 Jul 2020 14:15
T
Tamstar
Hello,
A while ago, we looked at a timber-framed house in need of renovation, but didn’t pursue it further due to too many complications. Now, a few months later, offers in our area have not increased, and yesterday the property was listed again… this time at a lower price. Since we have often thought about the nice outbuildings in the meantime, one might say it’s a sign of fate that the house has been relisted and that we should seriously reconsider it.
The biggest drawback for me was the very low ceiling height. It was under 2 meters (6.6 feet). What do you think... is there anything that can be done about it? We haven’t done any inspections yet; I’m just gathering ideas. If it really comes down to it, of course, we would involve a structural engineer, carpenter, etc.
I would look at the floor construction. But since there is a vaulted cellar underneath, there probably isn’t much room for adjustment.
Then uncover the beams of the first floor and attic, as they are covered—here you might gain a few centimeters (inches).
But overall, you won’t get more than 10 centimeters (4 inches).
Are there solutions without a complete teardown? Maybe reinforcing or doubling the timber frames of the upper floors or something like that?
I’ll tag [USER=28319]@fach1werk
Oh, and by the way... there is no historic preservation designation and the timber frame is not visible.
Best regards
A while ago, we looked at a timber-framed house in need of renovation, but didn’t pursue it further due to too many complications. Now, a few months later, offers in our area have not increased, and yesterday the property was listed again… this time at a lower price. Since we have often thought about the nice outbuildings in the meantime, one might say it’s a sign of fate that the house has been relisted and that we should seriously reconsider it.
The biggest drawback for me was the very low ceiling height. It was under 2 meters (6.6 feet). What do you think... is there anything that can be done about it? We haven’t done any inspections yet; I’m just gathering ideas. If it really comes down to it, of course, we would involve a structural engineer, carpenter, etc.
I would look at the floor construction. But since there is a vaulted cellar underneath, there probably isn’t much room for adjustment.
Then uncover the beams of the first floor and attic, as they are covered—here you might gain a few centimeters (inches).
But overall, you won’t get more than 10 centimeters (4 inches).
Are there solutions without a complete teardown? Maybe reinforcing or doubling the timber frames of the upper floors or something like that?
I’ll tag [USER=28319]@fach1werk
Oh, and by the way... there is no historic preservation designation and the timber frame is not visible.
Best regards
nordanney schrieb:
You can take your time planning; it seems like no one wants the house anyway.Or—if I understood Gabriele correctly—if someone happens to buy it in the meantime, they will return it during daylight.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P
Pinkiponk26 Jul 2020 09:0911ant schrieb:
Or rather—if I understood Gabriele correctly—if someone ends up buying it in the meantime, he will return it in daylight. Off topic: Last year, you kindly offered to review our house sale listing with a professional eye. Is that offer still valid? If everything goes as planned today and tomorrow, we can post the listing on Tuesday. Thanks in advance, whether yes or no.
nordanney schrieb:
The bank calls it a "lover’s property"—to put it mildly. If you buy this jumble and want to live in it, you should keep in mind that you only avoid wasting money if you renovate it according to today’s standards... An important note! There is a lot that can go wrong when renovating a timber-framed house, starting with the choice of materials and the techniques used. Timber-framed houses require different materials and approaches than more modern houses if you want to renovate them sustainably and correctly.
As Nordanney already mentioned, a renovation is truly valuable only if it is carried out professionally and the resulting living standard meets today’s expectations. This means a lot of planning, expertise, and usually a significant amount of (your own) money, unless you can convince the bank with a reasonable usage plan.
From what I have gathered, your interest seems less focused on preserving or renovating the old timber-framed house itself and more on the outbuildings. In that case, you should consider whether it might be simpler to demolish the house and build a new one that meets current standards in its place, or if you could convert one of the outbuildings with newer construction into living space.
Given the current interest situation, you can take your time to think about it, discuss the options with the local building authority (building permit / planning permission), and perhaps consult with an architect or surveyor experienced with timber-frame construction about the possibilities and limitations of renovation, the resulting consequences and financial requirements. This way, you can arrive at a solution that suits you, which of course may also mean that the offered property is not suitable for your needs.
The most practical solution would probably be to completely remove the beam ceiling and open up the ground floor all the way to the roof ridge. Possibly also with a small gallery. The bedrooms and the bathroom would then be located in one of the attached structures, for which a change of use would need to be applied for and approved.
Assuming the property costs €200,000 (approximately $220,000) and we want to finance this full purchase price (possibly minus additional costs), so that we can use the equity (about the same amount available) whenever and however we want without having to provide any proof to the bank.
Would a bank agree to that?
Or would they say: No, in this condition it is not worth €200,000, you have to explain the renovation plan point by point, and you must first use the equity for the purchase and then submit every invoice for the renovation.
@nordanney you probably have some insight on this?
That would mean only about 40m² (430 square feet) of living space on the ground floor, but with four levels (ground floor, first floor, attic, roof space). So that can’t work.
Would a bank agree to that?
Or would they say: No, in this condition it is not worth €200,000, you have to explain the renovation plan point by point, and you must first use the equity for the purchase and then submit every invoice for the renovation.
@nordanney you probably have some insight on this?
Scout schrieb:
The most practical approach would probably be to remove the beam ceiling completely and open up the ground floor all the way to the roof ridge.
That would mean only about 40m² (430 square feet) of living space on the ground floor, but with four levels (ground floor, first floor, attic, roof space). So that can’t work.
Tamstar schrieb:
4-story (ground floor, first floor, attic floor, roof peak)Remove every second floor slab, so between the ground floor and first floor, and between the attic floor and roof peak—could that work? If you want a complete renovation to today's energy standards, unfortunately, 200k is not much.