Refurbishing a storm-damaged house

Q I am considering purchasing an older property which needs significant renovation work. The house suffered extensive damage during a storm some time ago to the point where the ceiling of the living room came down resulting in dust and other debris accumulating in the living room. I believe this happened as a result of the flat dormer window on the upper floor collapsing.

I was hoping that you could provide me with some advice as to where to start. Are there any immediate issues that need attention considering that there has been damage to the property and, given this damage, how much more difficult is this refurbishment going to be when compared to a normal refurbishment.

A A modern house is designed so that the principle elements will survive for at least 60 years without major intervention or maintenance. Most houses historically would not have that requirement, in particular Georgian houses were only ever expected to last 50 years and then be totally renewed so it is a testament to them that many are still providing useful accommodation albeit that in many cases extensive refurbishment was needed.

When refurbishing an old property there is always a judgment call about how far to strip back old, damaged or imperfect elements and a balance needs to be struck between cost, stability and retention of period features as well as potential modifications to the orientation or layout of accommodation.

You don’t mention the age of the house or whether it is a protected structure – if it is then you will need planning permission before you begin stripping the house. Check this before you start anything.

If there are no such planning restrictions, what you describe is an ideal scenario for refurbishment because these decisions are already largely made for you due to storm and water damage requiring the level of stripping back to be extensive, probably leaving only the sound structure or elements deemed worthy of keeping. This then leaves you with straightforward decisions about the quality and cost of the refurbishment you require.

Don’t hesitate to remove anything that is not structural or essential to the integrity of the property since a clear framework upon which to begin the refurbishment will prove the most cost-effective and beneficial in the long term.

Now is the time to earmark any original features, such as fireplaces and floorboards you want to keep and refurbish.

Once you make these decisions and make your plans clear to your builder you are reducing the potential for cost overruns caused by endeavouring to repair the unsalvageable.

If you are in any doubt, contact your local building surveyor for exactly the type of professional advice you will benefit from in this situation. A survey will show the extent of the storm damage and the inevitable damage caused when a property is left neglected for a period.

Fergus Merriman is a chartered building surveyor and a member of the Society of Chartered Surveyors of Ireland (SCSI)

Conservatory leak

Q Water is leaking through my conservatory roof and I suspect that it is a problem with the lead flashing, in which I have found a small hole. I have tried various methods to repair this including lead sealants and inserting new lead flashing, however nothing has worked. Could you suggest any other solutions which I may not have considered?

AMore detail would have been helpful to try and ascertain the likely source of the leak. What materials have been used for the external wall? Is it brick or finished in plaster? Is the conservatory roof uPvc, aluminium or timber? What type of glazing was used and is the location very exposed?

Unfortunately previous repair attempts at the point where you consider the problem to be – at the junction between the wall and roof – have failed. The flashing material used is lead and this should have been installed by an experienced roofer familiar with lead detailing and in accordance with the Lead Sheet Association’s guidance (see leadsheet.co.uk).

Lead has a high rate of expansion where regular joints are required. Typically Code 4 (1.8mm thick) lead would be used where the length should not exceed 1.5m. Joints should be lapped and a minimum 150mm upstand against the wall is necessary. The lead should be secured on one side only at the wall and the piece covering the roof junction should be restrained to prevent wind uplift whilst allowing for expansion.

Leakage may be at a point other than where the repairs have been made. Is the wall of cavity construction? Was the conservatory built with the house when cavity trays would be installed combined with the lead detailing over the roof junction? Was it subsequently erected against the main wall and no cavity trays were used? Is the conservatory manufacturer still around to contact for advice to see if the roof framing installation complies with their recommendations?

If the surrounding construction is defective then moisture will enter. I am afraid I am raising more questions than answers.

There are so many variables that could be at play here and to suggest other solutions without more detail is only a guessing game. I would recommend a site inspection from your local chartered building surveyor. Consider water testing to simulate wind-driven rainfall and eliminate all potential sources of water ingress including condensation, before deciding on the remedy. Jim Drew is a chartered building surveyor and a member of the Society of Chartered Surveyors of Ireland (SCSI)

Landlord issues

Q My wife and I have been living in Germany for a number of years. We have been considering buying a property in Ireland which we would subsequently let. We have a particular property in mind, but we are unsure about the costs associated with becoming landlords in Ireland and what we would be expected to deduct from the rental income each year. Any help would be greatly appreciated.

A It is an exciting time to become a landlord as rental demand is strong across all locations, but you are wise to assess all costs in advance. With regard to the purchase of the property, the costs include a structural survey of the property, if you choose to conduct one, and the cost of conveyancing which is the review by your solicitor of the contract and title. On completion of the purchase and prior to the first letting of the property you may need to budget for any repairs required, structural and decorative work, ensuring all appliances and services are in working order and then the cost of fit out and furnishings. It may be prudent to appoint an agent to let and manage the property as they will then be the point of contact for the tenant and the collection of rent. A monthly fee will apply for this service, or you could find your own tenants and manage the property.

The landlord is also responsible for the cost of registering the tenancy with the Private Residential Tenancy Board (PRTB), and the property tax while the tenant is liable for the cost of the utilities and the water charges. You should discuss any income tax implications with your accountant.

Rowena Quinn is a chartered residential surveyor and a member of the Society of Chartered Surveyors of Ireland (SCSI)