Older House or Modern House? – ‘Quirky’ can come at a cost!

Opinions are often divided between those wanting to live in an older building, compared to the relative comfort that a more modern building can offer.  That is not to suggest that older/quirky buildings cannot be warm and comfortable, however in these types of buildings this can come at a cost.   

Source: Google Images

‘Quirky’ is a word often used by people to describe features in a house that are unconventional compared to ‘the norm’, particularly when compared to modern houses.  The term is used frequently by those viewing or living in cottages, Tudor or medieval houses or in fact any house that exhibits unique features or characteristics compared to the more standard features of modern houses.  These features could include things such as low ceilings, narrow doorways, exposed timber beams, out of plumb walls, uneven and creaky timber floors, inglenook fireplaces, window seats and so on…… Opinions are often divided between those wanting to live in an older building, compared to the relative comfort that a more modern building can offer.  That is not to suggest that older/quirky buildings cannot be warm and comfortable, however in these types of buildings this can come at a cost. 

It has been a requirement for many years under UK Building Regulations to construct buildings with high level of thermal efficiency and this is something that is constantly being amended to make buildings even more thermally efficient and air tight than ever before.  So, the decision to live in a more ‘modern’ building will often revolve around this higher level of thermal comfort and modern facilities that these buildings offer.  Many seem to be prepared to accept these, sometimes characterless, standardised houses, with perfect right angles and flush plastered walls, which seems to be the conventional ‘norm’ which is referred to at the beginning of this article.  Accepted, there will always be some exceptions where those constructing new houses will try to incorporate architectural and period features however these are few and far between.  The reason this is so rare is usually because of a desire to squeeze as many plots onto a site as possible, to be built as cheaply as possible and to therefore maximise profit.  There is also a general reduction in available traditional craft skills, which are being lost as older craft workers retire and colleges fail to teach new ‘apprentices’ these craft skills.

Source: Google Images

When undertaking surveys of older houses I was always disappointed when someone had refurbished an ‘older’ house and in the process removed many (sometimes all) of the features and characteristics that gave it its identity.  Once refurbished, internally, it would often look like any modern house and it made me wonder why the new owner  had not purchased a modern house in the first place and just left the original features alone.  Seeing a building treated in this way could be likened to watching your grandad trying to rap – completely inappropriate, uncomfortable and just not right! Nowadays many of our older buildings have been given listed status and are protected.  There are however many others that do not have this protection and are vulnerable to the army of future property developers who are likely to pay little regard to maintaining the original features and place more priority on simplicity and profit.

If you are lucky enough to have the opportunity to live in an older house and want to maintain it and enjoy it for the purposes it would have been originally constructed for, then there are a number of things you need to be aware of.  Firstly, find out if the building is listed (protected) and if so what type of listing it is.  It is against the law to undertake any work to a listed building without first obtaining permission.  The type of listing will determine what type of permission you need and also the type of work you can do to the building.  You can contact your local authority to find out this information.

I recently moved house and purchased a cottage.  The main entrance to the building leads directly into the old cottage and at the rear there is a large modern extension.  It is quite fortunate that we have a modern extension at the rear, as the main front entrance door is fairly small.  Also, the stairs in the cottage are quite narrow as is the head height on the stairway.  On the day of the move we soon realised that our wardrobes would not fit up the stairs and that our three piece suites were not going to fit through the door openings. It was necessary to bring everything through a large set of patio doors at the rear and leave them in our kitchen.  The following day I had to dismantle the wardrobes, piece by piece, carry then upstairs and re-assemble them in each bedroom.  In order to get one of our three piece’s into our front lounge it was necessary for us to pay a glazier to remove half of our UPVC double glazed bay window and then put it back when we had lifted the three piece through.  This may have cost us £120, however the three piece was fairly new and it was much cheaper that having to buy a new smaller one!

The timber floors in the cottage are creaky, we have a log burner in the front lounge and the cottage have a real sense of history too it.  Having lived in a modern house, I honestly would not swap this new one for the world. When I undertake any work to the cottage I have no intention of taking away its ‘quirky’ features, in fact it is these features that makes it what it is!  I appreciate that not everyone will have the same taste as me, however, the more people that can understand the significance of the heritage of our older buildings and also appreciate the craftsmanship that is part of the fabric and structure of these buildings, then the more people that will experience the same privilege as I do by waking up each day in such a quirky house! Older house or modern house - What would you choose?

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Asset Management - Building Asset Value in Difficult Markets

Guest Article from Matt Bigam – Partner at Bidwells

Building owners should review their options in the current, challenging market. Active asset management can enhance value considerably and broaden market appeal subject to careful analysis and a full evaluation of local market circumstances. It is worth exploring different, accurately costed options.

Source: Google Images

In a flat market, characterised by limited demand, above average availability, and subdued activity in the investment sector, it can be difficult to create asset value. This can be especially challenging for older properties or buildings constructed in the last development cycle. Dated format and specifications can deter potential tenants who, in the current market, will typically have a relatively high degree of choice and strong leverage in lease negotiations. Similarly, outmoded or tired formats will deter potential investors who remain both scarce and cautious in today’s market.

When considering how to maximise asset value in a challenging economy, careful analysis of building options can improve both market prospects and investment value. Whilst detailed local market research is essential and capital expenditure needs to be very carefully considered, there will always be selected opportunities to create value via coherent asset management and enhancement initiatives.

As an example and for the purposes of analysis, let us assume a 30,000 sq ft office building which is approximately 15-20 years old. The net to gross ratio is 80/20 and the accommodation is divided over three floors, accessed via a lift and supported by basic air-conditioning. The property is assumed to have a single void floor. This property has been subject to a hypothetical asset review, placing particular emphasis on marketability and end investment value under three different scenarios.

Scenario 1 – Basic Core Refurbishment

Under this scenario, the following is assumed:

• No upgrade to building shell

• No external works

• Lift service and repair (but not replacement)

• Service and testing of existing infrastructure

• Basic refurbishment of reception areas and common parts

• No consequential requirements under Building Regulations

The cost of these works in today’s market on core only will be in the region of £10-£15 per sq ft, creating a potential improvement budget of £60,000- £90,000



Scenario 2 – Core and Basic One Floor Refurbishment

Here, the following has been assumed:

• Refurbishment as per Scenario 1

• Redecoration of one floor plate

• Service and upgrading of internal doors and review of fire  strategy

• No consequential Building Regulations adjustments

Under this scenario, refurbishment costs will equate to £15-£20 per sq ft. This produces an indicative refurbishment budget of £180,000 - £220,000, comprising approximately £60,000 for building core upgrade and £120,000 - £160,000 for the refurbished floor.

Scenario 3 – Core and BCO Cat A Floor Refurbishment

(The British Council for Offices' (BCO) mission is to research, develop and communicate best practice in all aspects of the office sector)

In this scenario, the core and one floor of the property are stripped back to shell and refitted to current BCO Cat A Standard.

Key aspects include:

• Mechanical and electrical services likely to require replacement or major upgrade

• Some consequential works arising from Building Regulations

• No external works

• Existing plant space is deemed to be adequate

In this example, refurbishment costs would rise to £40-£60 per sq ft with an approximate core upgrade cost of £60,000 and £320,000-£480,000 floor plate improvements. This produces a total potential budget of £380,000-£540,000.



In considering the above scenarios, it is of course imperative that detailed account is taken of local market conditions, particularly with regard to competing supply and the likely profile of tenant demand in the locality in question. The product clearly needs to fit the market and it is of course essential to avoid unnecessary capital commitments.

Source: Google Images

With regard to value and the attractiveness of undertaking asset improvement works, it is helpful to consider real-world situations. When this analysis is reviewed, factoring in current demand trends and net equivalent yields by building quality in the current market, in the case of a Scenario 2 refurbishment (Core and One Floor) would probably be sufficient to move the net equivalent yield on the asset inwards by around 75 basis points to approximately 7.75% based on today’s pricing with a good covenant. This produces a resultant rental uplift of circa £6-£7 per sq ft with a potential valuation uplift of approximately £700,000-£725,000. Thus, for an expenditure of £180,000- £220,000, the resultant uplift in value is considerable and clearly beneficial.

Under a Scenario 3 option (Core and BCO Cat A Floor Refurbishment), a yield of 7.00% and a rent of circa £25 per sq ft, producing an uplift of circa £5-£7 per sq ft, creating an overall potential value uplift of around £850,000-£900,000. This is also clearly beneficial, although less so in proportionate terms, than a more basic asset overhaul.  Further benefits include a more attractive reception and core areas for all tenants, which will help further rental negotiation and retention levels. Additionally a refurbished building will shorten the void period therefore speeding up time taken to recover rent, and reducing empty property rates responsibility.

In summary, building owners should review their options in the current, challenging market. Active asset management can enhance value considerably and broaden market appeal subject to careful analysis and a full evaluation of local market circumstances. It is worth exploring different, accurately costed options.

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Established over 170 years ago, today Bidwells is one of the UK's leading property consultancies and employ almost 500 people in 11 offices across England and Scotland and provide a full range of services across the Commercial, Residential and Rural sectors.

Bidwell's provide commercial and residential property owners, as well as occupiers, developers and investors with a comprehensive range of services  combining a deep understanding of the strategic objectives of our clients and the marketplace, with the resources to deliver holistic property services. Clients include developers, institutions, land owners, owner occupiers, education institutions, government bodies and private individuals.

 

Damp in Buildings – Part 2 – Condensation – How to reduce the risk!

There are a few very simple, but nevertheless very effective ways we can reduce the risk of condensation, just by simply being aware of some of the activities we would normally undertake without even thinking

Source: Google Images

In order to understand how to reduce the risk of condensation it is important to first understand how it occurs. If you have not already done so I would recommend reading last week’s article, ‘How condensation occurs’, before going any further.  You will then understand that the ‘ingredients’ necessary for condensation to occur are moisture vapour and cold surfaces, which are exacerbated by poor heating and poor ventilation.  Cold surfaces could be present due to thermally inefficient walls and surfaces, particularly in older buildings.  In fact there are a whole host of reasons why the internal surface temperature of the internal fabric of a building may be cold (walls, windows, ceilings etc.,) including poor maintenance of external walls, rising damp, penetrating damp due to leaking rainwater guttering or downpipes, leaking roofs, single glazed windows, poor weather sealing around openings and cold bridges, which are areas of the building fabric which are less thermally efficient than the surrounding construction, and many others.

To reduce the risk of condensation occurring there are two things we should consider.  Firstly, dealing with the cause of the condensation and secondly, looking at the way we use a building and trying to find ways of reducing the amount of moisture vapour we emit. 

Source: Google Images

In order to rectify the problem, we first need to establish the cause.  This is where you may need the advice of a Building Surveyor, who will be able to undertake a thorough inspection and establish which factors or combination of factors are contributing to the condensation.  This is important because if you do not deal with ALL of the contributing factors, you may slow down the amount of condensation occurring, however you will not actually solve the problem.  For example you may decide to improve the heating system, but if you do not deal with the thermally inefficient walls, then all of that increased heat will just disappear through the walls, and will have a limited effect.  So depending on what is established as the cause, it may be necessary to increase the internal surface temperature of the walls by either insulating internally (dry lining) or externally (insulated render system), replacing windows, improving ventilation (possibly a mechanical extractor fan) and upgrading the heating system. As you would imagine, this could become very expensive, which highlights why you may need the advice of a professional to ensure that the correct remedial measures are undertaken.  All buildings are different and the way we use buildings will also be different, therefore we cannot assume that the cause of condensation and the remedial works required will be the same in every situation. 

After dealing with the building we must also consider ways in which we can reduce the amount of moisture vapour we emit in buildings.   There are a few very simple, but nevertheless very effective ways we can achieve this, just by simply being aware of some of the activities we would normally undertake without even thinking.

Bathing, washing and cooking are activities that we cannot avoid however all produce large amounts of moisture vapour.  We must undertake these activities on a day to day basis, however when showering/bathing, try to not leave the shower or bath taps running more than you need, switch them off as soon as you can.  If you have extractor fans, ensure that they are working, adequately sized and switched on when needed.  Although it may be cold outside, when you are leaving the bathroom, open the window to let fresh air in, which will soon clear the moisture vapour and prevent it condensing on the walls and windows. If you are using a tumble dryer ensure that it is vented to the outside.  I have undertaken a number of previous inspections where I have seen the flexible tumble dryer vents extracting into a room, rather than outside.  This was due to in both cases to lack of thought of the location of the tumble dryer and a general lack of understanding on the part of the occupiers.

Source: Google Images

Also, when drying clothes try to avoid placing them on top of radiators.  This is usually done for convenience, however again produces large amounts of moisture vapour.  Whenever possible washing should be dried outside, or if weather conditions do not permit this then consider using an appropriately vented tumble dryer, or maybe a trip to the launderette. When cooking use an extractor hood if you have one above your cooker and keep lids on saucepans as much as you can.  Avoid using bottled gas and paraffin heaters these produce large amounts of moisture vapour. 

Finally, but very importantly, try to ensure you have a regular flow of fresh air around your house/buildings.  This effectively dries out any moisture vapour and prevents it reaching concentration levels where condensation may become an issue.  Granted, nobody wants to release all of that lovely heat from a building in the depths of winter, however, opening windows for a short period of time may result in the internal environment becoming temporarily cooler, but it will also significantly help to reduce the risk of condensation. Hopefully, now that you know how condensation occurs you can start to thing about ways in which you can help to reduce the risk.  In future articles I will discuss other forms of damp in buildings such as rising damp and penetrating damp. 



Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.



Damp in Buildings – Part 1 – Condensation – How it Occurs

If left untreated condensation can become a significant problem so it is important that people understand how it occurs and how to deal with it.  Due to the fact that condensation produces water/moisture it can also act as a catalyst for a number of other defects that can be found in buildings

Source: Google Images

Most people will have seen damp in their homes in one form or another, and in fact damp is one of the most common problems encountered in houses.  Damp can manifest itself in a number of ways including ‘wet patches’ on surfaces, mould growth and sometimes a musty smell.  If left untreated damp can lead to deterioration of internal surfaces and finishes, provide a very unsightly appearance and in certain circumstances lead to health problems, particularly for vulnerable user groups such as the elderly, young children and those with respiratory conditions such as asthma.  There are a number of different types of damp that can occur in buildings including rising damp and penetrating damp, however for the purposes of this article I want to focus on condensation.

In order to understand how we can deal with condensation it is important to first understand how it occurs.  All air contains a certain amount of ‘invisible’ water vapour.  You may not realise it, but as human beings we are emitting water vapour constantly, you may not see it but it really is happening.  Water vapour is also emitted by the activities we undertake in the home including washing, cooking, drying clothes, using portable heaters such as calor gas etc.  Basically, there are large volumes of water vapour being emitted in your home and the amount of water vapour that is emitted is determined by the activites that we carry out and the number of people in your house at any particular time.  Condensation occurs when this water vapour comes into contact with cold surfaces and the air no longer has the capacity to hold any more water vapour.  In order to understand this we need to first understand relative humidity, which is generally a poorly understood term.

Relative humidity relates to the actual water vapour present in air to that which could be present and is routinely expressed as a percentage. The reason we refer to ‘relative’ humidity is because air has a varying ability to hold moisture vapour depending on temperature.  Warm air can hold more water vapour than cold air.  Once relative humidity reaches 100% it no longer has the ability to hold any more water vapour and it will start to condense on cooler surfaces (something referred to as ‘Dew Point’), which is the physical change into a liquid (condensation).

As an example, think about your bathroom.  When you have a bath or shower large quantities of water vapour are produced.  Sometimes this will develop into a ‘mist’ in the room until you open the window or turn on an extractor fan.  Have you ever noticed that you get water developing on your windows and walls?  This is condensation.  Have you ever wondered why this happens more readily on cold days, and in the warmer months it is hardly noticeable?  This is because the air in your bathroom on colder days has less capacity to hold moisture than the air in your bathroom during warmer temperatures (remember warm air can hold more water vapour than cold air).  Windows, particularly in older buildings are generally less thermally efficient than the surrounding structure such as the walls.  Therefore the internal surface temperature of the windows will be a few degrees cooler than the surface temperature of the walls.  This will mean that once dew point occurs (100% relative humidity), it will start to condense on the cooler surfaces first, i.e the windows, before it starts to condense on the surrounding walls.

Source: Google Images

Condensation can occur in any room in a house or within the structure of a house (interstitial condensation), including roof and floor voids, basically anywhere, where there is water vapour and cold surfaces.  If left untreated condensation can become a significant problem so it is important that people understand how it occurs and how to deal with it.  Due to the fact that condensation produces water/moisture it can also act as a catalyst for a number of other defects that can be found in buildings, namely timber decay such as wet rot or dry rot, as well as causing mould growth and potential health problems. 

You do not need to be a damp specialist or building surveyor to be able to deal with condensation or at least reduce the risk of it occurring.  There are numerous products on the market that claim to reduce or remove the risk of condensation in homes including paints and sprays.  These types of products may temporarily remove condensation mould that may have already occurred, or cover over damp mould, however the only certain way of reducing the risk of condensation is to understand the root cause, which will vary from building to building, and to deal with these root causes.  The usual factors that result in condensation are poor thermal insulation, inadequate heating and inadequate ventilation, or a combination of these.  In the next article I will explain how you can reduce the possibility of condensation in your home and if you already have problems with condensation I will tell you how to deal with it.

Please feel free to share this article and other articles on this site with friends, family and colleagues who you think would be interested

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.