H
hausamneckar7 Oct 2011 17:30Hello,
we are looking for a house and have found a semi-detached house with a perfect location, plot size, and living area. However, the house is over 100 years old and several issues are already foreseeable.
Among other things, energy efficiency improvements like window replacement, as well as insulation of the facade and attic, will be necessary. There are also new water pipes to be installed and everything else we would like to have done (new bathrooms, some wall openings, etc.). These measures are manageable and within our budget.
What causes us doubt, on the other hand, is the basement of the house and cracks in the facade.
The basement consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already visited the basement with an expert, but they were unable to determine the exact cause of the moisture.
1. Possibility: The basement was not ventilated for a long time (which I do not fully believe). This cause could be fixed quickly and would "only" require proper ventilation for a while.
2. Possibility: There is a rainwater pipe running underground along the outside wall of the basement, which might be leaking or damaged, pushing water against the sandstone and stone walls of the basement and forcing moisture inside.
3. Possibility: Good question!
It should also be mentioned that the damp basement is on the sloping side of the house. On the damp wall, you can see water stains on the facade above ground level, indicating that moisture has risen up to about 2 meters (6.5 feet). The current owner says there has been recurring moisture in the basement for many, many years (depending on weather/temperature).
Does anyone have experience with such issues? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst case scenario? Never having a dry basement or having to replace the sandstone?
Additionally, there are vertical cracks in the front facade (west side and damp basement wall). There is also one vertical crack on each of the side walls. This suggests that the front part of the house at some point (according to the owner over 30 years ago) has settled.
Do you see this as critical or possibly even "normal"? Is it enough to just seal the cracks, or could this indicate structural problems and potentially further settlement?
And one last thing: Between the basement and the ground floor there is a wooden ceiling. In the damp basement, the wooden beams of this ceiling can be seen. Some of the beams have holes (woodworm). There are no wood shavings on the floor, so we do not know if the woodworm is still active or (hopefully) already dead. Additionally, all intermediate ceilings (3 floors) and some partition walls are made of wood (timber framing).
Is there a way to determine if the woodworm in the basement is still active and, above all, if it is also present in other parts of the house? On the ground floor, first floor, and attic, the floors and ceilings cannot be inspected because they are covered by floorings or wood paneling.
Can the risk be quantified when buying an old house with such obvious defects, or should we better avoid it?
I know it is difficult to give an assessment without seeing the house. Nevertheless, we would be very grateful for your experiences, tips, and advice.
Thank you very much!
we are looking for a house and have found a semi-detached house with a perfect location, plot size, and living area. However, the house is over 100 years old and several issues are already foreseeable.
Among other things, energy efficiency improvements like window replacement, as well as insulation of the facade and attic, will be necessary. There are also new water pipes to be installed and everything else we would like to have done (new bathrooms, some wall openings, etc.). These measures are manageable and within our budget.
What causes us doubt, on the other hand, is the basement of the house and cracks in the facade.
The basement consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already visited the basement with an expert, but they were unable to determine the exact cause of the moisture.
1. Possibility: The basement was not ventilated for a long time (which I do not fully believe). This cause could be fixed quickly and would "only" require proper ventilation for a while.
2. Possibility: There is a rainwater pipe running underground along the outside wall of the basement, which might be leaking or damaged, pushing water against the sandstone and stone walls of the basement and forcing moisture inside.
3. Possibility: Good question!
It should also be mentioned that the damp basement is on the sloping side of the house. On the damp wall, you can see water stains on the facade above ground level, indicating that moisture has risen up to about 2 meters (6.5 feet). The current owner says there has been recurring moisture in the basement for many, many years (depending on weather/temperature).
Does anyone have experience with such issues? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst case scenario? Never having a dry basement or having to replace the sandstone?
Additionally, there are vertical cracks in the front facade (west side and damp basement wall). There is also one vertical crack on each of the side walls. This suggests that the front part of the house at some point (according to the owner over 30 years ago) has settled.
Do you see this as critical or possibly even "normal"? Is it enough to just seal the cracks, or could this indicate structural problems and potentially further settlement?
And one last thing: Between the basement and the ground floor there is a wooden ceiling. In the damp basement, the wooden beams of this ceiling can be seen. Some of the beams have holes (woodworm). There are no wood shavings on the floor, so we do not know if the woodworm is still active or (hopefully) already dead. Additionally, all intermediate ceilings (3 floors) and some partition walls are made of wood (timber framing).
Is there a way to determine if the woodworm in the basement is still active and, above all, if it is also present in other parts of the house? On the ground floor, first floor, and attic, the floors and ceilings cannot be inspected because they are covered by floorings or wood paneling.
Can the risk be quantified when buying an old house with such obvious defects, or should we better avoid it?
I know it is difficult to give an assessment without seeing the house. Nevertheless, we would be very grateful for your experiences, tips, and advice.
Thank you very much!
B
Bauexperte7 Oct 2011 20:06Hello,
An expert does not speculate but provides you with answers to open questions; therefore, I would suggest that you find another expert who is experienced in assessing existing properties – in this case, timber-framed buildings – and commission them to prepare a detailed report.
If someone here gives you an answer, that would be more than irresponsible because nobody knows the building, the possible causes of dampness in the basement are numerous, and nobody has a crystal ball.
If you really want the house, hire an expert – if needed, clarify with the seller whether they will cover the costs if you proceed with the purchase (it is already strange that they do not have a report available) – and then wait for the results. It is better to invest a few hundred euros for peace of mind than to face a huge amount of potentially uncontrolled renovation work later.
Kind regards
hausamneckar schrieb:
or the basement consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already been to the basement with an expert, but they could not determine the cause of the dampness with 100% certainty.
An expert does not speculate but provides you with answers to open questions; therefore, I would suggest that you find another expert who is experienced in assessing existing properties – in this case, timber-framed buildings – and commission them to prepare a detailed report.
If someone here gives you an answer, that would be more than irresponsible because nobody knows the building, the possible causes of dampness in the basement are numerous, and nobody has a crystal ball.
If you really want the house, hire an expert – if needed, clarify with the seller whether they will cover the costs if you proceed with the purchase (it is already strange that they do not have a report available) – and then wait for the results. It is better to invest a few hundred euros for peace of mind than to face a huge amount of potentially uncontrolled renovation work later.
Kind regards
A very good friend of mine did exactly that. However, they had a reliable expert who clearly told them what needed to be properly fixed and what issues might arise during the renovation. In total, they invested €150,000 (about $160,000) and bought the property for €74,000 (about $79,000), which was basically just the land price. Overall, it ended up being much cheaper than building a new house, AND now they have an amazing home that looks more like it’s 10 years old rather than 100 years.
She would do it again anytime, and after seeing it firsthand, so would I!
BUT: You need a thorough professional assessment to know exactly what must be done, and in terms of workload, it’s comparable to building new, if not more.
She would do it again anytime, and after seeing it firsthand, so would I!
BUT: You need a thorough professional assessment to know exactly what must be done, and in terms of workload, it’s comparable to building new, if not more.
H
hausamneckar8 Oct 2011 14:08Hello,
Thank you very much for your answers! I will follow your advice and go through the house again with an expert—hopefully a more reliable one—at least to check the issues where I’m uncertain about potential costs. However, I don’t have high hopes that the seller will cover any of the expert’s fees, since she claims the damp basement is nothing concerning. Nevertheless, I will definitely confront her about the holes in the wood.
An old house like this is really something special, and above all, I would never find an undeveloped plot in this location, so a new build is not an option anyway.
Thanks again, and have a great weekend!
Thank you very much for your answers! I will follow your advice and go through the house again with an expert—hopefully a more reliable one—at least to check the issues where I’m uncertain about potential costs. However, I don’t have high hopes that the seller will cover any of the expert’s fees, since she claims the damp basement is nothing concerning. Nevertheless, I will definitely confront her about the holes in the wood.
An old house like this is really something special, and above all, I would never find an undeveloped plot in this location, so a new build is not an option anyway.
Thanks again, and have a great weekend!
U
UlrikeRuegen14 Oct 2011 12:07What interests me is that we are currently also looking for a somewhat older house with an apartment inside that we want to renovate ourselves. However, we are still at the very beginning of the planning process. We have just recently decided to take on a project like this with a renovation. Now I wanted to ask you how you approached your search? Financing and construction planning are still to be arranged anyway.
B
Bauherr 200114 Oct 2011 13:32Hello,
I recommend contacting the relevant architects’ association(s) of your place of residence. They usually provide assistance.
I recommend contacting the relevant architects’ association(s) of your place of residence. They usually provide assistance.
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