ᐅ House Bj63; damp basement, cracks in the wall — possible addition of an upper floor?
Created on: 6 Aug 2012 16:00
C
camarroHello everyone,
I am a complete beginner and my family and I are trying to figure out the costs involved in waterproofing our basement and adding an additional floor.
Background: The house (built in 1963) has a footprint of about 12m x 12m (39ft x 39ft) with an attached garage. There are cracks between the garage and the house, about 1-2cm (0.4-0.8 inches) wide, through which you can see between the buildings. Inside the house, at the basement stairway, there is a crack in the plaster that does not seem to go through the exterior wall. It might just be the plaster or possibly only the paint that is flaking.
The house is located at the edge of a former floodplain of a stream about 150m (492ft) away and has a basement that already features a backflow valve in the laundry room to prevent water from entering through the drain. It is unknown when this was installed. The walls are made of solid old bricks.
The house has a half-basement (meaning the basement windows are not skylights but face horizontally outside), and along the interior side of the exterior basement wall, there is a damp strip about 30-40cm (12-16 inches) wide starting from the floor upwards. I have already chipped away the damp material in one room and replastered with mortar. However, I fear this was only a small improvement since, at the lower edge of the damp area, I had to fill up to 5cm (2 inches) of mortar into the wall in some places.
The courtyard in front of the garage, next to the house, is paved, and you can see that the paving is slowly sinking. The driveway of a vehicle parked there for a maximum of two years has led to a settlement of the paving.
We have one living floor, which has received new electrical installations as well as a new bathroom with water supply and drainage. The ceiling between the living floor and the attic is a wooden beam and mortar construction. The roof structure is dry.
Additionally, the exterior walls are not insulated, and the radiators are placed in the traditional recesses under the windows. Exterior insulation would therefore be necessary.
We are currently considering adding another floor.
However, I would first like to know what capital is needed to preserve the structure and create a "dry foundation," and also what costs might be expected for the extension and insulation.
What is the best approach to avoid being overwhelmed by costs? Is there any way to estimate the expenses for renovation and extension?
Should we start with an architect, then an engineer, or follow a different process?
My sister-in-law is an architect (she just graduated three weeks ago), and although I’m not sure about her practical experience, it seems strange to me to plan a new floor before the foundation is in good condition (i.e., a dry basement), without considering the costs for that first...
I’m grateful for any advice!
In particular, I would (in my naivety) appreciate it if someone could give me a rough estimate of the costs for the renovation or the extension based on the information provided.
Best regards,
camarro
I am a complete beginner and my family and I are trying to figure out the costs involved in waterproofing our basement and adding an additional floor.
Background: The house (built in 1963) has a footprint of about 12m x 12m (39ft x 39ft) with an attached garage. There are cracks between the garage and the house, about 1-2cm (0.4-0.8 inches) wide, through which you can see between the buildings. Inside the house, at the basement stairway, there is a crack in the plaster that does not seem to go through the exterior wall. It might just be the plaster or possibly only the paint that is flaking.
The house is located at the edge of a former floodplain of a stream about 150m (492ft) away and has a basement that already features a backflow valve in the laundry room to prevent water from entering through the drain. It is unknown when this was installed. The walls are made of solid old bricks.
The house has a half-basement (meaning the basement windows are not skylights but face horizontally outside), and along the interior side of the exterior basement wall, there is a damp strip about 30-40cm (12-16 inches) wide starting from the floor upwards. I have already chipped away the damp material in one room and replastered with mortar. However, I fear this was only a small improvement since, at the lower edge of the damp area, I had to fill up to 5cm (2 inches) of mortar into the wall in some places.
The courtyard in front of the garage, next to the house, is paved, and you can see that the paving is slowly sinking. The driveway of a vehicle parked there for a maximum of two years has led to a settlement of the paving.
We have one living floor, which has received new electrical installations as well as a new bathroom with water supply and drainage. The ceiling between the living floor and the attic is a wooden beam and mortar construction. The roof structure is dry.
Additionally, the exterior walls are not insulated, and the radiators are placed in the traditional recesses under the windows. Exterior insulation would therefore be necessary.
We are currently considering adding another floor.
However, I would first like to know what capital is needed to preserve the structure and create a "dry foundation," and also what costs might be expected for the extension and insulation.
What is the best approach to avoid being overwhelmed by costs? Is there any way to estimate the expenses for renovation and extension?
Should we start with an architect, then an engineer, or follow a different process?
My sister-in-law is an architect (she just graduated three weeks ago), and although I’m not sure about her practical experience, it seems strange to me to plan a new floor before the foundation is in good condition (i.e., a dry basement), without considering the costs for that first...
I’m grateful for any advice!
In particular, I would (in my naivety) appreciate it if someone could give me a rough estimate of the costs for the renovation or the extension based on the information provided.
Best regards,
camarro
B
Bauexperte6 Aug 2012 17:12Hello,
Kind regards
camarro schrieb:First, a surveyor specializing in existing properties – they can precisely identify the source of the moisture and which measures need to be taken along with the expected costs. Then an architect, who will help you find and hire contractors to renovate the basement. Only after that should you plan an extension – and don’t forget to check with the building authority whether a building permit / planning permission is even possible for your intended project.
Architect first, then structural engineer, or something else entirely???
Kind regards
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