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
Oh, so that leaves only two floors. That’s fine too, isn’t it?
It would probably be best to find an architect with experience in timber-framed houses who can check with the building authority what is possible, develop a concept for you, and determine the financing requirements. With that, you could then approach a bank.
So you would first need to invest some money. I would talk to the owner and explain it like this: give me a reservation period of x months for your offer, and I will pay the architect and see if it works out. In the worst case, you lose the architect’s planning fees; in the best case, everything will be ready to sign afterwards, and you will be protected from the worst surprises.
It would probably be best to find an architect with experience in timber-framed houses who can check with the building authority what is possible, develop a concept for you, and determine the financing requirements. With that, you could then approach a bank.
So you would first need to invest some money. I would talk to the owner and explain it like this: give me a reservation period of x months for your offer, and I will pay the architect and see if it works out. In the worst case, you lose the architect’s planning fees; in the best case, everything will be ready to sign afterwards, and you will be protected from the worst surprises.
Reducing from 4 levels to only 2 would be a shot in the dark; whether that’s feasible is another matter entirely...
Nice offer a while ago:
Half-timbered house in really poor condition listed for 50k, comparable "normal houses" of similar size with (partial) renovation, etc., priced around 400-500k.
Detailed renovation proposal around 900k €, in this case with full historic preservation regulations in place.
Nice offer a while ago:
Half-timbered house in really poor condition listed for 50k, comparable "normal houses" of similar size with (partial) renovation, etc., priced around 400-500k.
Detailed renovation proposal around 900k €, in this case with full historic preservation regulations in place.
T
T_im_Norden27 Jul 2020 10:30This component will cause you significantly higher costs compared to a new build.
So, if your main concern is the low price, I would advise you to stay away from it.
So, if your main concern is the low price, I would advise you to stay away from it.
N
nordanney27 Jul 2020 10:41Tamstar schrieb:
Let’s assume the property costs €200,000 (approximately $220,000) and we want to finance this purchase price (possibly minus additional costs) entirely,ROFL Tamstar schrieb:
so that we can use the equity (roughly the same amount again) whenever and however we want, without having to provide any proof to the bank.LOLThe bank says: Provide the equity, and only for the purchase. Then you might get an additional loan of €50,000–100,000 (about $55,000–110,000), but only with a renovation plan and against invoices. From the bank’s perspective, the property might only be worth the land plus a small amount. After renovation (whatever that may be), it might be worth around €200,000 (about $220,000).
This is roughly how a conversation with the bank will go.
The figures are just hypothetical – but the general idea is correct.
N
nordanney27 Jul 2020 10:43P.S. I estimate appropriate renovation of a timber-framed house to start from approximately €1,500 per square meter (about $140 per square foot) of living space.
nordanney schrieb:
ROFL
LOLIs that really necessary? I asked you a (yes, amateur) question; there’s no reason to make fun of it.