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
H
HilfeHilfe28 Jul 2020 07:56fach1werk schrieb:
An intact timber-framed house can be lifted by a crane using a single beam. And you just remove beams like that? Our previous building, a medieval timber-framed house under heritage protection—by the way, a charming and spacious home for the family—ended up costing us more over the years than a new build, even though we did a lot of the work ourselves, carefully and with the necessary expertise. Old houses need this kind of dedicated owner to survive. Ideally, someone who maintains it economically but diligently with high quality, without wasting money on unnecessary things. You can’t bring in large machines; you need what I’d call traditional restoration materials, very close to ecological building methods. Much of the work is done by hand. When you open something, it’s like a surprise egg, except you can’t shake it beforehand. Of course, you can learn these skills! Of course, you can finance restorations with your own capital! And you get a house with a character that is difficult and expensive to achieve in a new build—no little boxes. But low ceilings are nearly impossible to fix.
The facade requires more frequent attention than in any house without mixed materials. You have to accept the irregularities. The living environment was superb. Heating costs were lower than in a post-war stone house. We found clay and straw to be absolutely competitive and very valuable building materials. But as Haydee says: If the wood is poor quality or already weak from the start, that alone can be a deal breaker.
You can work with heritage protection even if you’re not officially bound by it. I would even say, that’s the best way.
Best regards
Gabriele Respect and full agreement