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
Barn from the 1940s in acceptable condition.
Stable heavily affected by ammonia. This also damages the masonry.
Ceilings are no longer load-bearing.
Where newer materials met older ones in the house, the condition was very poor. The appearance was very misleading. Basically, gutting and building a new interior structure is necessary. The ceilings were still made of wooden beams. We used a demolition excavator.
Stable heavily affected by ammonia. This also damages the masonry.
Ceilings are no longer load-bearing.
Where newer materials met older ones in the house, the condition was very poor. The appearance was very misleading. Basically, gutting and building a new interior structure is necessary. The ceilings were still made of wooden beams. We used a demolition excavator.
P
Pinkiponk27 Jul 2020 12:59Tamstar schrieb:
...Is it possible to create a bungalow with an extension from this? Basically, a bungalow with a "cathedral ceiling"?T
T_im_Norden27 Jul 2020 13:03Tamstar schrieb:
That was just said casually; I’m not aiming to meet today’s energy standards with that timber frame.Keep in mind that depending on what you renovate, the energy-saving regulations (energy performance standards) must be complied with.Pinkiponk schrieb:
Can you turn this into a bungalow with an extension? Basically giving the bungalow a "cathedral ceiling"? Do you mean, like Scout suggested, removing all the intermediate ceilings?
And the extension becoming the existing outbuildings?
T_im_Norden schrieb:
Keep in mind that depending on what you renovate, you have to comply with the energy-saving regulations (energy performance requirements). That’s clear.
I’m not completely inexperienced either. I can even call myself an architect, but my last half-timbered house renovation had normal ceiling heights and no extensions, and in the end, I didn’t continue to oversee it...
Tamstar schrieb:
Do you mean, as Scout suggested, to remove all the intermediate ceilings?
And then have the extension replace the existing outbuildings?
That’s clear.
I’m not completely unskilled either. I’m even allowed to call myself an architect, but my last timber-framed house renovation had standard ceiling heights and no extensions, and in the end, I didn’t continue overseeing it... Then you can clarify the options with the building authorities.
Maybe a new build, the size of the old house, and only three floors, or a change of use.
At least you don’t only understand the basics.
Still, it sounds like an expensive compromise.
F
fach1werk28 Jul 2020 07:47An intact half-timbered house can be lifted by a crane using a single beam. And you simply remove some beams for that? Our previous home, a medieval half-timbered house under heritage protection—by the way, a charming and spacious family nest—ended up costing us more over the years than a new build. We did a lot of the work ourselves, but always carefully and with the necessary expertise, without ruining anything. Old houses need enthusiasts like that; otherwise, they can’t be preserved. Ideally, such a house finds an owner who maintains it sparingly but diligently with quality in mind and does not waste money on nonsense. You can’t bring in heavy machinery; you need what I’d call heritage-appropriate materials, which are very close to ecological building practices. Much of the work is done by hand. When you open something up, it’s like a surprise egg—you just can’t shake it beforehand. Of course, you can learn how to handle it! Of course, you can finance the renovations yourself! And you get a house with a character that is difficult and expensive to achieve with a new build—no “little boxes” here. But low ceilings are hard to fix.
The facade shows more wear than in any non-mixed-material house. You should not mind the crookedness too much. The indoor climate was superb. Heating costs were lower than in a post-war masonry house. We found clay and straw to be absolutely competitive and highly valued building materials. But as Haydee says: if the wood is no good or was weak from the start, that alone can be a dealbreaker.
You can work with heritage protection even if your house is not officially listed. I would say that is actually the best scenario.
Best regards
Gabriele
The facade shows more wear than in any non-mixed-material house. You should not mind the crookedness too much. The indoor climate was superb. Heating costs were lower than in a post-war masonry house. We found clay and straw to be absolutely competitive and highly valued building materials. But as Haydee says: if the wood is no good or was weak from the start, that alone can be a dealbreaker.
You can work with heritage protection even if your house is not officially listed. I would say that is actually the best scenario.
Best regards
Gabriele
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