Stone Cottage Renovation Advise

MZK

Hi All

Thought I'd put this out there for some advise.

My partner has a 2 bed stone cottage built around 1950 with a kitchen extension added on. I'm guessing around 1970's. He's had a bit of a love hate relationship with the place but we are moving back in and going to try to renovate as best we can on a low low budget.

Insulation and solving any damp issues are first on the plan. No rising damp but there is alot of condensation on the gable ends which are were both bedrooms are. We are thinking the PVC windows could be causing some of this problem. In one room he had attached foam board insulation to the gable wall and used filler to attach directly with no gaps but we are concerned this was not the right way to go?

There is also a build up of mould in the front porch mainly because the front door is rotten our plan is to knock the small front porch ourselves and build a timber frame one which wouldn't require us to dig a deeper foundation then what's there.

Anyone any advise or thoughts on if we are even thinking in the right direction? We do plan on getting some professional advise before going much further but would be interested in any suggestions.

Thanks a mill

Ironé

This sounds similar to what we are trying to do at the moment - stone cottage - thick walls - one gable end is quite damp. We have a really low budget so knocking and restarting is not an option.

From what I have read solving the cause of the damp is the most important part. We ripped out the upstairs ceilings and partitions and half the roof wasn't felted and there is a problematic chimney. I think our damp is coming from the roof, gutters and chimney - so that's the first plan of attack.

We may need to get the house treated for woodworm as well - I need to price this.

I was also advised to dig up the floors and put down a radon barrier (which I think will double as a damp proof course) and to have proper insulation in the floors.

For insulation - I have dry lining in my head now - with a vapour barrier between it and the wall. From what I read ventilation and allowing the stone walls to sweat/breathe is very important in an old house.

We'll also have to get all new windows but again we'll need to ensure we have proper ventilation so that we don't get problems with condensation.

Have you gotten any more information?

BryanF

MZK wrote: »

low low budget. ........
Insulation and solving any damp issues are first on the plan. No rising damp but there is alot of condensation on the gable ends which are were both bedrooms are. We are thinking the PVC windows could be causing some of this problem. In one room he had attached foam board insulation to the gable wall and used filler to attach directly with no gaps but we are concerned this was not the right way to go?

you have a lack of ventilation and cold surfaces that are inappropriately insulated

There is also a build up of mould in the front porch mainly because the front door is rotten our plan is to knock the small front porch ourselves and build a timber frame one which wouldn't require us to dig a deeper foundation then what's there.

site visit by engineer

Anyone any advise or thoughts on if we are even thinking in the right direction?

your next line says it all - EWI, details with new windows,floor,eaves, ventilation, heating etc etc
seek architect with energy retro-fitting experience

best of luck

MZK

Thanks BryanF for the advice. Just a question to clarify when you say "you have a lack of ventilation and cold surfaces that are inappropriately insulated" do you mean what we have done on the gable is completely wrong, just wondering if we should just ripe it out? As we have just in the process of covering it panelling.

We haven't gotten too much further so far. Thinking along the same lines as Ironé that are main problems are with the chimneys, roof and gutters so they are relatively easy to fix so we are going to tackle those first. Realistically it would be great if we could take everything back to the stone and start again but we just can't afford it so will have to do the best we can with what we have.

Also we realised there is water running down the drive and settling right at the problem gable end so we have got a man with a digger up to quote on redirecting that and generally doing some work outside to help manage things. Also going to buy a dehumidifier to try and help when we get the chimneys etc. done to dry the place out and generally help with any moisture.

We have booked in to visit an architect as part of the R.I.A.I. Simon Open Door in early May with the hope he can advise us on the best course to go with the porch and perhaps some general technical advice as he specialises in renovations. But hope to also get someone to do a site visit. Any good engineer recommendations in the Northwest?

BryanF

MZK wrote: »

Insulation and solving any damp issues are first on the plan. No rising damp but there is alot of condensation on the gable ends which are were both bedrooms are. We are thinking the PVC windows could be causing some of this problem.

the PVC windows are not the 'problem' as stated above a lack of ventilation coupled with cold internal surfaces and possible a lack of damp proof construction is probably the 'problem' (notice all the 'probables' you need on site assistance from some one who understands moisture, due points, insulation issues and ventilation procedures

In one room he had attached foam board insulation to the gable wall and used filler to attach directly with no gaps but we are concerned this was not the right way to go?

why hid the problem*? why not solve the problem*?

to clarify when you say "you have a lack of ventilation and cold surfaces that are inappropriately insulated" do you mean what we have done on the gable is completely wrong, just wondering if we should just ripe it out?

I cant tell without more info, my advice would be dry-lining old houses is not the best method. and if done incorrectly/ inappropriately will mean more renovations in the next few years, and at that stage you'll still be looking for remedial solutions instead of tacking and solving the issues first day..

*dampness, cold surface condensation and subsequent issues like mould are bad for your health

We haven't gotten too much further so far. Thinking along the same lines as Ironé that are main problems are with the chimneys, roof and gutters so they are relatively easy to fix so we are going to tackle those first. Realistically it would be great if we could take everything back to the stone and start again but we just can't afford it so will have to do the best we can with what we have.

common issue is cash.. but here is where I get frustrated with clients

we have just in the process of covering it panelling.

? don't spend the money/time on panelling, spend it on hacking of plaster, appropriate insulation and sorting out the problem:)

Also we realised there is water running down the drive and settling right at the problem gable end so we have got a man with a digger up to quote on redirecting that and generally doing some work outside to help manage things.

a French drain (stone with perforated pipework) around the house sorts damp a lot of issues in old homes

Also going to buy a dehumidifier to try and help when we get the chimneys etc. done to dry the place out and generally help with any moisture.

:rolleyes:

We have booked in to visit an architect as part of the R.I.A.I. Simon Open Door in early May with the hope he can advise us on the best course to go with the porch and perhaps some general technical advice as he specialises in renovations.

your expecting alot from a blind chat limited to an hour. I'd stick to the porch and get that eng recommendation

But hope to also get someone to do a site visit. Any good engineer recommendations in the Northwest?

do note that perhaps a conservation architect or experience architectural technician will offer you a more appropriate response than an eng - in the past my experience of many have been to tank the house like its a swimming pool instead of dealing with the source of the dampness and reduce the condensation through breathable wall/ insulation and appropriate ventilation

MZK

Thanks again BryanF for all your advice. Definitely agree with you on all your points. We just found out that the PVC window vents were plastered over so lack of ventilation is a problem as you said and something we will have to address, also found out that the vent for the extractor fan in the kitchen wasn't actually going anywhere. And we've taken out the condenser drier as it was just adding to the problem.

We are going to leave the dry lining we've done in the bedroom for the moment but plan on hacking the pebble dash off the exterior over the summer with the plan to eventually doing a new lime render with insulation but it is time consuming so will take a while to get it all off and get some advice on appropriate insulation, thinking hemp at the moment as there is a local guy who may be able to help with that.

The dehumidifier is mainly for where there was a leak in the kitchen when the old small hot water heater under the sink exploded and in general to dry out the house after it has being unoccupied for the last year.
But the difference in the house the last few weeks with us working on it is already noticeable, its feeling and smelling alot better! We’ve also been researching French drains and going to put one down in the next few weeks.
Thanks again