Always lived in a newbuild

[Newbuildtooldbuild]

I have always lived in (lovely warm and low maintenance new builds), however I am looking to buy a 5 bedroom Georgian/Victorian house. (not listed)

The EPC rating is F- Which I know is pretty terrible.

My main concern is insulation- I like a warm house!

>Please could I have some words of advice when buying an old house?
Any things I need to consider/ask agent before putting in an offer?

Also any tips on improving the insulation? Changing windows and doors? Are triple glazing worth it? What can be done in the roof (converted attic into bedroom) and walls?

Is it even possible (if we threw money at it) to make it warm and cosy like my current new build is!?

Depends what you want the house to look like if you change windows. You don’t get much difference between double and single glazing. It won’t be cavity wall so it’s always going to be colder than a new house. You must let the walls breathe or you get condensation. Then you get mould. You need oversized radiators and the best possible insulation in any newer addition. Overall you have to heat the house more because you lose more heat. Have thick curtains and carpets keep heat in more than floorboards. Might not be appropriate to have carpets though. Make sure all pipes are lagged and the heating is as efficient as possible. It will be a change for you and will cost more to heat.

No they need to stay a little draughty to breathe, it’s the way the materials are designed for that time period when people had very hot fires in the room. Depending on your house renovation history it could still have lathe and plaster ceilings and walls. If you try to insulate like you would with a new build you end up trapping moisture and end up with condensation damp problems. You get used to sleeping at a colder temperature and having “warm” rooms to retreat to. It is a blessing in the 40 degree heat waves.

If you google period properties, damp and insulation there’s lots out there. There’s a blog post by a guy who insulated his house himself and put thermal sensors in to see the difference https://jack-kelly.com/insulating_our_victorian_living_room

Depending on if your house was built before or after the laws about foundations, the Public Health Act of 1875 and the Building Act of 1878, the stuff under your house could be a couple of brick layers worth above dirt and draughty floorboards over.

If you have a period property it’s a real passion, you might be disappointed if you go in wanting it to feel warm and cosy like a new build.

I quite like a cooler house and live in a Victorian semi. It already had hideous modern windows so I wasn't precious about what I replaced them with, but updating the double-glazing did help. Also putting new seals round the outside of both front doors, replacing the brush at the bottom of the door, and putting an extra flap over the inside of the letterbox has made a huge difference (it's windy where we live).

Yes. You can make it warm, but it costs op. We live in a 500 year old listed building. You need to heat the house, it’s that simple. And keep it at a constant temp during winter, We also have wood burners ( we don’t live centrally) plus thermal blinds and curtains. If floor boards are exposed, ensure you fill any gaps in them, thick rugs also helps.

our house is warm, but it costs money to keep it that way during winter. You need to decide if you’re willing to do this.

I’m in a new build now but I’ve lived in some beautiful period properties. Every single one has been freezing in winter and cost a fortune to heat. The smallest was 4 beds so the size of some of my stupidly large houses was a factor. I’d suggest a log burner or fire in the lounge and heated blankets on the beds as a bare minimum if you want to warm up. Layer yourself up too if you want to reduce the heating bills.
In summer they’re cool and lovely. My new build isn’t, it’s like the Sahara.

Sorry - I meant to say there wasn’t much difference between double and triple glazing. You can secondary double glaze but it’s not attractive. Windows should open to allow a house to breathe. Walls should breathe.

Most Early Victorian and Georgian properties won’t have foundations as we do now. They will be minimal. Houses tend to settle a bit but obviously you don’t want cracks. Brickwork needs upkeep and these houses always need some form of maintenance. Of course in return you get something lovely.

Thank you all for your very helpful replies.

I did not realise older houses needed to breathe- ok this makes sense. So I can change the windows and door potentially, and crank up the heating. But cannot change out insulation in the walls (obviously).

Would it be detrimental to install carpets? A lot of the house is wooden floor boards and rugs and some old cold tiles. I was wondering about installing underfloor heating in the kitchen, if/when we extend it, but perhaps this won’t be possible/appropriate?

a lot of the house is already double glazed (but it looks to be quite old/thin double glazing)

I think in the UK there is not too much of a difference between double glazing and triple, but in countries where there is snow already (settled and to remain until Spring), yes there is a big difference between double and triple glazing, and furthermore if a basement is included. If you are in the UK, then double glazing is sufficient. you really do not want single glaze at any costs.

Underfloor heating is less likely in a Victorian built house, and you may have enjoyed that in a newer build. Along with heating elements on the walls upright, older houses tend to have radiator elements under windows or located at certain points around the house. New builds often have underfloor heating in places like bathrooms or living rooms. Some modernised Victorian houses offer kitchen extensions with underfloor heating, which may offer that added comfort from heating.

An F??? Can you ever get a mortgage for that?

*even

I live in a Victorian house. I've insulated the lofts between the rafters, and between the joists.

I've also replaced all single glazed windows with double glazed units, and all exterior doors with modern insulated doors. Unused chimneys have chimneys balloons.

The house is warm and comfortable now.

It would be a shame to put carpets throughout, especially if the floorboards are in reasonable nick. Plug gaps and use thick rugs instead. I would invest in a pair of good hard-soled slippers, lots of rugs, blankets on sofas, heavy thermal-lined curtains (put them up at external doors as well) draught excluders etc.

It will never feel like new build because the structure is completely different, but it doesn't need to be uncomfortable. You're just going to have to spend money on it and get used to wearing more layers!

'F' on the EPC is very low, though...

Ours was Victorian with no foundations, which is very typical for these properties. There was a two foot gap under the floorboards with bare earth underneath. It was freezing! The cold wind would howl through the floorboards. We had Kingspan fitted under the floorboards and it really helped. We also put draught excluders under the doors.

We had the loft insulated and put balloons up the chimneys (so many fireplaces - 9 in the house).

Eventually we reached a point where the house was quite warm, but we still spent almost £400 a month on gas.

A Georgian house is likely to be listed, be aware that it will be much harder and massively more expensive to install decent windows.

@Newbuildtooldbuild Don’t see why you cannot do underfloor heating and take up the tiles - assuming they aren’t original. Would you comes up lovely wood floors with carpets? Over up very poor pine ones but if they are oak and very old, I’d keep them with a good thick rug over.

The EPC will tell you suggested next steps to improve the score.
You do live differently. You tend to heat the person, more than the house. So you heat the house to take the edge off, then dress warmly and use electric blankets.

Does the house have an aga? You can ask what their current bills are as well.

No, that’s when you can’t afford to heat the house. The house needs to be heated.

We have a Georgian house. We have double glazed sash windows, underfloor heating in the kitchen, large radiators. It’s still absolutely freezing!

Yes, but a Georgian house is never going to feel as warm as a new build imo- there will be draughts. So you need slippers and a rug on the sofa!
And affording to heat a new build is not the same as being able to afford to heat a Georgian!

F is still mortgageable (I think a G is the cut-off?).
There are probably old light bulbs (not the energy efficient ones), poor appliances, and I would guess the heating system isn't mains gas (or if it is, it's a v old boiler), also draughty. These are all easy fixes to get to an E rating. Loft insulation should be easy, improved windows likewise. Sub-floor insulation should be viable.

Wall insulation is slightly trickier.

EPCs don’t really work for old houses.

Can I ask what is drawing you to it? It seems odd to buy and old property, just to take out or cover up original features to make it warm.

you say it’s not listed but is it in a conservation area?

It will be cold and you might find you nearly always feel cold in the cooler months. However, you save on not needing air con on the odd hot day that England has!

I’d recommend buying thick socks, good slippers and thermals. You’ll benefit from electric blankets, electric throws and foot warmers.

Do you have fires?

There is a cellar- if this is a bad thing or not in terms of insulating.

It’s not on mains gas. It’s oil.

What is drawing us to the property? It’s large, large grounds, beautiful character. I don’t want to change much aesthetically, just want to improve the efficiency as I’m sure there are things that can be done 😊

We were able to insulate under the floors via the cellar which made a big difference to drafts. We have also put in double -glazed windows, thick curtains, chimney balloons and had a new boiler & big radiators put in... It is finally warm but not cheap!

I went all out on my period property and retrofitted breathable wall insulation, triple glazed windows, and filled in the suspended floor (which was mostly rotten). House now performs well but it was a big job.

Carpets do help, most floorboards then we're designed to be covered. Draught excluders and door curtains make a lot of difference. Thermal curtains on the windows with boxed pelmets help too.

You probably need to reassess what a warm house it. Mine can have the heating blaring all day but mid winter will never go over 22. 19c is really good for a normal day.