Advertisement
If you have a new account but are having problems posting or verifying your account, please email us on hello@boards.ie for help. Thanks :)
Hello all! Please ensure that you are posting a new thread or question in the appropriate forum. The Feedback forum is overwhelmed with questions that are having to be moved elsewhere. If you need help to verify your account contact hello@boards.ie

Choices and cost of dry lining

Options
  • 19-09-2012 8:37pm
    #1
    brianiac
    Registered Users Posts: 104 ✭✭


    Hi all. i am looking at purchasing an old (>100yo) house - however i have never been involved in a reconstruction project and am not entirely sure what kind of costs i may be getting myself into. one area of concern is the cost of drylining. its an old house with very limited insulation and some areas marked by evidence of damp. there's nice stonework on the exterior so internal insulation would be required. how much does drylining cost (ideally in sq feet/metres please!), and what kinds are there out there? i know it would be better if i could go direct to a specialist company, but without owning the property i cant exactly show it to them! most of the property needs 'doing up' but reinsulation would be highest on my priorities if i purchased it...


Comments

  • Options
    #2
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    What about walking the property with an architect and quantity surveyor- you'll get a ball park idea of what you need. Old houses swallow money, and no offence but many are niave about the renovation costs. You may be spending your budget on solving the damp proofing! Best of luck with it


  • Options
    #3
    brianiac
    Registered Users Posts: 104 ✭✭brianiac


    thanks for the reply! indeed i may very well be naive getting into this. before i go trying to get in contact with those specialties i wanted to have some kind of ballpark figure in mind.


  • Options
    #4
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    brianiac wrote: »
    Hi all. i am looking at purchasing an old (>100yo) house - however i have never been involved in a reconstruction project and am not entirely sure what kind of costs i may be getting myself into. one area of concern is the cost of drylining. its an old house with very limited insulation and some areas marked by evidence of damp. there's nice stonework on the exterior so internal insulation would be required. how much does drylining cost (ideally in sq feet/metres please!), and what kinds are there out there?

    old house/rubble stone walls/ evidence of damp/ external insulation not an option:
    hemp-lime is my no.1 option or if you must due to dampness its a tanking membrane throughout including the floors followed by dry-lining - figure are arbitrary with the info you've given, as its an old house etc..
    i know it would be better if i could go direct to a specialist company, but without owning the property i cant exactly show it to them!
    why cant you ? if your interesting in purchasing the house, invite them to advise and price.. why are people (generally) so dead against spending money to have the 'full picture' before the biggest purchase of their lives?

    thanks for the reply! indeed i may very well be naive getting into this. before i go trying to get in contact with those specialities i wanted to have some kind of ballpark figure in mind.

    ball park figure for doing up an old house starts at 50€ per msq


  • Options
    #5
    kieranhr
    Registered Users Posts: 131 ✭✭kieranhr


    You have to be very careful with internal insulation on old stone walls, as it's very easy to trap moisture between the wall and insulation. That can lead to long term deterioration and structural problems. There are proprietary insulations out there that protect the breathability of the walls, but they aren't cheap. Budget for around €100/sq.m for this type of insulation, supplied and fitted, just in case.

    P.S. - Just to clarify, BryanF is talking budget per sq.m overall floor area, I'm talking per sq.m just for the external walls.


  • Options
    #6
    brianiac
    Registered Users Posts: 104 ✭✭brianiac


    Tbh i hadnt considered actually taking somebody onto the site prior to purchase, but it obviously really is the thing to do. the price of insulation per sq mt of wall was the kind of info i was really looking for.
    thanks to all again for the replys!


  • Advertisement
  • Options
    #7
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    BryanF wrote: »
    ball park figure for doing up an old house starts at 50€ per msq
    sorry that should read per sqft:eek::o
    windows,
    insulation, floor,attic, wall
    + structure & dampness issues
    heating
    electrics
    plumbing
    flooring,
    kitchen,
    etc


  • Options
    #8
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    I had someone come along today to look at cavity wall insulation, which seemed a doable price; he seemed kind of happy to tell me that my 1930s house hadn't cavity walls, and the only option would be dry-lining!

    The grant for dry-lining seems to be €1,300, which suggests that it's very costly - anyone know where there's any rough estimation of prices?

    I'm also seeing horror stories about badly installed dry-lining causing sick building syndrome through the walls becoming damp from condensation; and the like of hemp plaster causing corrosion of walls.


  • Options
    #9
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Qualitymark wrote: »
    and the like of hemp plaster causing corrosion of walls.
    Can we have some more info please? Maybe you'd pm me as I'd be very interested to know more.


  • Options
    #10
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    BryanF wrote: »
    Can we have some more info please? Maybe you'd pm me as I'd be very interested to know more.

    http://www.constructireland.ie/vb/showthread.php?t=487

    I don't know anything about this myself - just trying to read up some background. A day ago I thought the solution to the cold was simple: pricey but sort-of-doable cavity wall insulation. Now I find I'm back to the drawing board.


  • Options
    #11
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Qualitymark wrote: »
    http://www.constructireland.ie/vb/showthread.php?t=487

    I don't know anything about this myself - just trying to read up some background. A day ago I thought the solution to the cold was simple: pricey but sort-of-doable cavity wall insulation. Now I find I'm back to the drawing board.

    Ok, thanks for clarifying. Just to be clear hemplime does NOT cause corrosion of internal walls. There are unsuitable situations for hemplime just as there are for drylining. Also I think you may have the wrong term for 'cavity wall insulation' did you not just say its a 1930's house?


  • Advertisement
  • Options
    #12
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    BryanF wrote: »
    Ok, thanks for clarifying. Just to be clear hemplime does NOT cause corrosion of internal walls. There are unsuitable situations for hemplime just as there are for drylining. Also I think you may have the wrong term for 'cavity wall insulation' did you not just say its a 1930's house?

    Yes, 1930s semi. I had read that cavity walls were the norm from the thirties to the nineties, but the man who came to inspect them held up a book against the upstairs wall to show its thickness and said it wasn't wide enough to be a cavity wall.


  • Options
    #13
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Qualitymark wrote: »
    Yes, 1930s semi. I had read that cavity walls were the norm from the thirties to the nineties, but the man who came to inspect them held up a book against the upstairs wall to show its thickness and said it wasn't wide enough to be a cavity wall.

    Well then it's time fo consider external wall insulation


  • Options
    #14
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    BryanF wrote: »
    Well then it's time fo consider external wall insulation

    Consider me wallet!


  • Options
    #15
    fealeranger
    Registered Users Posts: 196 ✭✭fealeranger


    Would you look into knocking the existing dwelling and building new on the site. BryanF is giving you good advice and probably the only solution and it is expensive so check out a rebuild against the External insulation cost, i doubt there would be much in it and it would be 90% new and up to regulation standards.


  • Options
    #16
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    Heh, knocking the existing building and rebuilding would cost around €250k. I don't think this is the kind of money I want to spend - not to mention the fact that the neighbour in the attached house might be cross!


  • Options
    #17
    ctaf
    Registered Users Posts: 15 ✭ctaf


    Hey, don't know if this helps but I recently got a quote for drylining my 1930's cottage and it is coming in about 5000e. That is excluding plumber/electrician to pull out rads/sockets etc. It does include retiling the bathroom though. I can get 1600e grant but that is only because it is a stand alone house. The grant is now less for houses which are semi or terraced. Also, I was told by a few people that there is talk of the grant system been reduced for removed altogether in the budget, don't know if it is gossip or true, but I got my grant approved just incase.


  • Options
    #18
    Qualitymark
    Closed Accounts Posts: 6,824 ✭✭✭Qualitymark


    ctaf wrote: »
    I was told by a few people that there is talk of the grant system been reduced for removed altogether in the budget, don't know if it is gossip or true, but I got my grant approved just incase.

    Incredible, this government - clones of the ones they replaced: they have absolutely no sense of the future. The grants for insulation and solar hot water are one of the few things to give a chance of Ireland cutting its disastrous carbon footprint.


Advertisement