EXPERTS EXPLAIN:Ask our experts for advice on your property problems
The best way to insulate
Q Some of my neighbours have had their houses “wrapped” externally in 100mm insulation and then had this rendered over. Is this the cheapest/best option to upgrade my insulation?
A Up to a third of heat is lost through the walls of a typical house. There are three ways to insulate the walls in a house: filling of the cavity; external insulation; or internal dry lining. Filling the cavity is the cheapest of the three and costs €750 to €1,000 for a typical three-bed dwelling. This method has its limitations, as it can be difficult to ensure an even distribution of the insulation. Also it is not a suitable method of insulation for most estate dwellings because they are not of cavity wall construction.
External wall insulation is more expensive – about €12,000 to €15,000 for an average house. It is a very efficient method of insulating an existing dwelling and causes minimum disruption to occupants as most of the work is outside. One factor which should be borne in mind is that it changes significantly the external appearance of the dwelling. Internal dry lining is the most expensive method of insulating a dwelling, typically €15,000 to €20,000, and also the most efficient. However, it results in significant internal disruption and often requires the family to move out.
* Pat McGovern is a chartered building surveyor and chair of the building surveying professional group of the Society of Chartered Surveyors Ireland (SCSI)
Neighbour wants to knock our boundary wall
Q I live in a semi-d with a 1m wide side entrance. The boundary wall attached to my neighbours’ house is 1.5m high. They propose to replace the current wall, and build a new 4m high wall as part of an extension, which they say is an exempted development. What rights do I have to object to this proposal? Do I have any ownership rights to the current boundary wall.
A The boundary system in Ireland is one based on a general boundary and a Land Registry title system – not a fixed boundary. This can lead to ambiguities arising, as the precise “point” is difficult and sometimes impossible to identify exactly.
Therefore, we depend on an element of “understanding” between both parties if a dispute arises as the alternative route of arbitration and litigation can be very stressful, time consuming, costly and the outcome may not necessarily yield the desired outcome.
Generally, the centre line of a boundary wall is the boundary, so the wall is co-owned by you and your neighbour. Your neighbour cannot demolish a boundary wall without your permission. With regard to planning permission: should their proposed development be “exempted development” (such an extension which could be 4m high depending on exact circumstances) then your neighbour may build directly behind this wall.
In such cases neighbours often agree to demolish the existing wall and build a new wall rather than leaving the old one there as well. In this case it would be prudent that you form an agreement with your neighbour that you can support any future extension you might want to build yourself off this new wall.
However, this development sounds like it may be to the side of your neighbour’s house. The extension that they propose to build is only exempted development if it is to the rear of their house.
Therefore your neighbour may require planning permission. This will allow you to make an observation through the planning system. You would be advised to seek the advice of an experienced architect in this case.
* Bill Nowlan is a chartered surveyor and member of the Society of Chartered Surveyors Ireland, scsi.ie
GOT A QUERY?:Send your queries to propertyquestions@irishtimes.com or to Property Questions, The Irish Times, 24-28 Tara Street, Dublin 2. This column is a readers' service. Advice given is general and individual advice should always be sought
