ᐅ Modifying a 1950s house for energy efficiency: what can be done and how? Is it worth it?
Created on: 12 Aug 2013 23:15
R
RS.Hello everyone,
I am currently facing a difficult decision and am quite uncertain about what to do. A few days ago, we learned that someone in our town wants to sell a house from the 1950s, and we have already taken a look at it. Since we have only just started exploring the topic of buying real estate, we are still quite inexperienced in this area.
The house is in a prime location, the plot of land is fantastic, but the house itself obviously lacks proper thermal insulation, and the basement is a bit damp. Although there is no visible mold on the walls, the moisture is noticeable. Since the listing is not yet public and the price seems reasonable to me, I would like to ask for some advice to help me decide whether to proceed with or against this property.
1. Is it realistically possible to get such a basement (sandstone slabs are mounted on the outside; I’m not sure how far they extend into the masonry) reasonably dry again and then insulate it, or is this a rather unrealistic idea? (Concerns about salt deposits, etc.)
2. The heating system was converted to gas in 2009. Do you think there might still be significant potential for improvements?
3. What kind of insulation values could I achieve if I fully insulate the house?
4. I assume that costs and the resulting insulation value are not directly proportional. Approximately where would the optimal balance be?
5. What costs can I roughly expect for thermal insulation (roof, walls, basement, windows, etc.)? Unfortunately, I don’t remember the length and width of the house, but the living space is about 125 square meters (1350 square feet) spread over two floors. (Maybe this can serve as a rough reference.)
6. What else should I keep in mind when dealing with a house from the 1950s?
Sorry if some of these questions seem basic, but time is pressing, and I just need some reference points to build on. Ideally, I want to make a decision before the property goes on the market.
Thanks.
Best regards,
RS
I am currently facing a difficult decision and am quite uncertain about what to do. A few days ago, we learned that someone in our town wants to sell a house from the 1950s, and we have already taken a look at it. Since we have only just started exploring the topic of buying real estate, we are still quite inexperienced in this area.
The house is in a prime location, the plot of land is fantastic, but the house itself obviously lacks proper thermal insulation, and the basement is a bit damp. Although there is no visible mold on the walls, the moisture is noticeable. Since the listing is not yet public and the price seems reasonable to me, I would like to ask for some advice to help me decide whether to proceed with or against this property.
1. Is it realistically possible to get such a basement (sandstone slabs are mounted on the outside; I’m not sure how far they extend into the masonry) reasonably dry again and then insulate it, or is this a rather unrealistic idea? (Concerns about salt deposits, etc.)
2. The heating system was converted to gas in 2009. Do you think there might still be significant potential for improvements?
3. What kind of insulation values could I achieve if I fully insulate the house?
4. I assume that costs and the resulting insulation value are not directly proportional. Approximately where would the optimal balance be?
5. What costs can I roughly expect for thermal insulation (roof, walls, basement, windows, etc.)? Unfortunately, I don’t remember the length and width of the house, but the living space is about 125 square meters (1350 square feet) spread over two floors. (Maybe this can serve as a rough reference.)
6. What else should I keep in mind when dealing with a house from the 1950s?
Sorry if some of these questions seem basic, but time is pressing, and I just need some reference points to build on. Ideally, I want to make a decision before the property goes on the market.
Thanks.
Best regards,
RS
K
K.Brodbeck13 Aug 2013 07:06Hello RS,
In principle, it is not possible to make a definite statement about a property you don’t know and have almost no information about.
Since sandstone slabs are sensitive to moisture, it is likely that they stop at ground level and only serve an aesthetic purpose. In my opinion, it should be checked whether the basement is actually damp or if it simply has high humidity due to improper ventilation. Basically, it is possible to insulate the basement’s exterior walls afterward, but this requires digging a trench around the house if done from the outside. During this work, the basement walls would also be sealed again. However, the basement floor would not be sealed or insulated.
What is the intended use of the basement? If it is not going to be used as living space, I would only insulate the ceiling above the basement.
In my opinion, I would only replace the heating system when it is due and first invest money in other energy efficiency measures. If your energy consumption is low, the role of energy generation becomes less important.
Since none of us know the construction details and material thicknesses of the house, no one can give you a specific value here. If you insulate from the outside and money is no object, you could even turn it into a passive house or zero-energy house, but the walls will be thick and your budget will be heavily impacted. It’s unlikely to be cost-effective anymore.
I cannot provide any information about costs.
From an energy perspective, I would look at the following points:
- Wall thickness – Are the walls thick or thin, lightweight construction or solid?
-> Probably somewhat thick solid walls typical of the 1950s. If the walls are thicker, I would rather avoid insulating them. If you like the appearance of the house and want to preserve it, then only internal insulation is possible, which will tend to have many thermal bridges.
- Roof structure – ventilated or not, type of covering, condition, presence of underlay, rafter height, general condition?
-> Probably unventilated, without underlay and without insulation. Usually, the roof structure is in good condition but uninsulated or poorly insulated. If it is not going to be converted for living purposes, I would insulate the ceiling above the top living floor; otherwise, insulate within the roof space, ideally with an underlay and ventilated roof covering, as well as a ‘heavy’ insulation that also provides adequate protection against summer heat.
- Floor construction (beneath the lowest living floor) – condition and possibility of adding insulation?
-> Where should and can insulation be added (under ceiling of ground floor or on basement floor)? How much remaining room height would this leave?
- Windows / front door
-> How old are they? Are they worth preserving (especially the front door) or not?
- Electrical system
-> Has it been renewed, and if so, when? Older electrical installations should definitely be completely replaced!
- Heating
-> Gas heating from 2009 I would leave for now and replace later.
- Sanitary installations
-> How old are the bathrooms and plumbing? If original from the 1950s (even if only the pipes), plan for a complete renewal of the sanitary system indoors.
- Floor plan
-> Do you like the layout, or would you need to change a lot to make it appealing?
- Exterior appearance
-> Do you like the house’s exterior, or would a lot of changes be necessary?
There are (almost) no silly questions, only vague ones! ;-)
I am currently in the process of buying a house myself (built in 1920), and I will mainly be renovating the roof, windows, and the ceiling above the basement.
If you have to change too much on a house (renew building services, adapt floor plan, alter exterior appearance), you should also calculate whether it might be cheaper to demolish and rebuild!
Best regards,
K.Brodbeck
In principle, it is not possible to make a definite statement about a property you don’t know and have almost no information about.
RS. schrieb:
1. Can I get such a basement (sandstone slabs mounted on the outside; no idea how far they extend into the masonry) reasonably dry again and then insulated, or is that idea rather unrealistic? (Salt deposits, etc.)
Since sandstone slabs are sensitive to moisture, it is likely that they stop at ground level and only serve an aesthetic purpose. In my opinion, it should be checked whether the basement is actually damp or if it simply has high humidity due to improper ventilation. Basically, it is possible to insulate the basement’s exterior walls afterward, but this requires digging a trench around the house if done from the outside. During this work, the basement walls would also be sealed again. However, the basement floor would not be sealed or insulated.
What is the intended use of the basement? If it is not going to be used as living space, I would only insulate the ceiling above the basement.
RS. schrieb:
2. The heating was converted to gas in 2009. Do you think there could already be significant potential for optimization?
In my opinion, I would only replace the heating system when it is due and first invest money in other energy efficiency measures. If your energy consumption is low, the role of energy generation becomes less important.
RS. schrieb:
3. What insulation values could I achieve if I fully insulate the house?
Since none of us know the construction details and material thicknesses of the house, no one can give you a specific value here. If you insulate from the outside and money is no object, you could even turn it into a passive house or zero-energy house, but the walls will be thick and your budget will be heavily impacted. It’s unlikely to be cost-effective anymore.
I cannot provide any information about costs.
RS. schrieb:
6. What should I pay attention to in a house from the 1950s?
From an energy perspective, I would look at the following points:
- Wall thickness – Are the walls thick or thin, lightweight construction or solid?
-> Probably somewhat thick solid walls typical of the 1950s. If the walls are thicker, I would rather avoid insulating them. If you like the appearance of the house and want to preserve it, then only internal insulation is possible, which will tend to have many thermal bridges.
- Roof structure – ventilated or not, type of covering, condition, presence of underlay, rafter height, general condition?
-> Probably unventilated, without underlay and without insulation. Usually, the roof structure is in good condition but uninsulated or poorly insulated. If it is not going to be converted for living purposes, I would insulate the ceiling above the top living floor; otherwise, insulate within the roof space, ideally with an underlay and ventilated roof covering, as well as a ‘heavy’ insulation that also provides adequate protection against summer heat.
- Floor construction (beneath the lowest living floor) – condition and possibility of adding insulation?
-> Where should and can insulation be added (under ceiling of ground floor or on basement floor)? How much remaining room height would this leave?
- Windows / front door
-> How old are they? Are they worth preserving (especially the front door) or not?
- Electrical system
-> Has it been renewed, and if so, when? Older electrical installations should definitely be completely replaced!
- Heating
-> Gas heating from 2009 I would leave for now and replace later.
- Sanitary installations
-> How old are the bathrooms and plumbing? If original from the 1950s (even if only the pipes), plan for a complete renewal of the sanitary system indoors.
- Floor plan
-> Do you like the layout, or would you need to change a lot to make it appealing?
- Exterior appearance
-> Do you like the house’s exterior, or would a lot of changes be necessary?
RS. schrieb:
Sorry for the possibly silly questions, but time is pressing and I just need a few points to build on. I would like to make a decision before the property is listed online.
There are (almost) no silly questions, only vague ones! ;-)
I am currently in the process of buying a house myself (built in 1920), and I will mainly be renovating the roof, windows, and the ceiling above the basement.
If you have to change too much on a house (renew building services, adapt floor plan, alter exterior appearance), you should also calculate whether it might be cheaper to demolish and rebuild!
Best regards,
K.Brodbeck
B
Bauexperte13 Aug 2013 10:25Hello,
Due to their training and continuous professional development, they can give you a fairly accurate assessment of the property's condition and an estimate of the costs you might face for any necessary renovations – for example, the basement. If the seller refuses this request, steer clear of the property! Anything else, in my opinion, is a gamble with an uncertain outcome; financial loss is not unlikely.
Best regards, Bauexperte
RS. schrieb:The best advice I can give you is to ask for an official property appraisal; unfortunately, this is not yet a mandatory requirement. If no appraisal is available, be sure to find an experienced expert in existing buildings and inspect the house together with them.
Since we have only just started looking into the topic of "property purchase," we are still quite inexperienced in this area [...] Sorry for some possibly silly questions, but time is pressing right now and I just need a few reference points to build on. I would actually like to make a decision before the property is listed online.
Due to their training and continuous professional development, they can give you a fairly accurate assessment of the property's condition and an estimate of the costs you might face for any necessary renovations – for example, the basement. If the seller refuses this request, steer clear of the property! Anything else, in my opinion, is a gamble with an uncertain outcome; financial loss is not unlikely.
Best regards, Bauexperte
W
Wegener SV13 Aug 2013 10:39As a note regarding construction experts, I would like to add that if you hire a surveyor, do not request a property valuation report but a home purchase inspection.
A valuation report is more relevant for inheritance or similar disputes, where a specialist is needed to assess the building’s substance and identify damages.
The specialized valuer usually focuses more on numbers; in this case, an expert in building damage is required.
A valuation report is more relevant for inheritance or similar disputes, where a specialist is needed to assess the building’s substance and identify damages.
The specialized valuer usually focuses more on numbers; in this case, an expert in building damage is required.
Bauexperte schrieb:
The best advice I can give you is to ask for an appraisal of the property; unfortunately, this is not yet mandatory. If no appraisal is available, make sure to find an experienced expert in existing buildings and inspect the house together with them. Of course, I had this idea as well, but HOW do you find an "experienced expert in existing buildings"? That’s my problem—I simply don’t know who to turn to that really knows their stuff.
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