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Restoring character in an over-renovated house

101 replies

Rhubarbgarden · 11/05/2012 10:29

We are interested in this house. I like the exterior, but to my mind, the interior has been over-renovated and is rather lacking in charm and character. I am trying to think of things that could be done to give it more appeal - put in reclaimed fireplaces, replace plastic windows with wood, replace laminate floors and downstairs carpet with reclaimed floorboards/parquet etc.

Any other imaginative ideas? Ignore the cost for now - I'm looking for blue sky thinking from all you creative types!

OP posts:
LaGuerta · 14/05/2012 12:23

tryagain

gomowthelawn · 14/05/2012 15:03

Oh OP you are me a few years ago. Have to say though, if your Mr picky is looking like everyone else for Georgian splendour, within walking distance of a town centre, and a lake, in commuter belt, you really aren't going to get any change out of £3m. You won't find it either, as someone with £4m will beat you to it.

One question though, have you actually lived the period property dream before, or are you just imagining what it might be like? Because the reality is very different. I speak from experience, 6 years into the joy that is period house living. Do you read Fay Weldon? If not, start. She has a fabulous short story about how period houses lure you in with their looks, then drive you half mad, bleed you dry, and wreck your marriage, before spitting you out, ready for their next victim. Ours has done all of that, although DH and I are still married. Just!

So, here's my advice: original oak flooring is drafty and dusty, flag stones are freezing, insulation is non existent (you will be cold, most of the time), sash windows have a draft effect equivalent to a 6 inch hole in the middle and secondary glazing is about £700 for one large window, heating systems are likely to be archaic, and oil, drainage may well not be mains but a cess pit (avoid avoid avoid), you will get mice, and wasps, and in you are really lucky bees down the chimney (if you are us you will get them twice Grin). You will need a handy man, on call, possibly daily for at least the first 2 years. Guttering will fail and rot your walls, bits of ceiling will fall in when you least expect it, usually when your DH is away on business, and if you don't have a friendly Mr Can Do, ready to come out at a moment's notice you are in trouble (mine is called Paul, and you can't have him Grin). Everything is different for a period house - you will need to learn this. Mortar is not mortar, it must be lime, or your bricks will spall. Spalling bricks are bad and cost money. New tiles must be reclaimed, and expensive. You will spend disproportionate amounts of time sourcing these as they drop off at a rate of seventy million, per year. Plaster will likely be shot, but under 6 layers of 1970s wall paper, so when you peel this back, the entire wall will crumble and and you will be left with a sorry looking layer of wattle. Local plasterers called John will rip you off. This is another reason why you need a friendly Mr Can Do, because he will have friends who can do more, and a recommendation is worth more than a yellow pages ad. Damp proofing is not apparent, nor are cavity walls, everything water related is different. Rooms are kept dry through air bricks, and ventilation. Cover these at your peril. Paint must be breathable, wall paper is a BAD idea, and whilst secondary glazing may keep you warm it will mould your walls. As heating is way too expensive, best option is 59 jumpers and an open window. If you do not have 59 jumpers, buy them, now, before you move. Finally though, don't forget. The very best thing about a period property, it will by definition be miles from where DH works, so you will never see him, and when you do he will be dressed like a tramp, whilst he dries to unblock the cess pit/patch the ceiling/locate the rats in the grounds, and in a stinking bad mood. He may well also be stinking. Cess pits do that.

And finally, check if your vendors a bit starry eyed and mad looking. Is the woman stick thin, and the man bald. Are they us? Are they moving to a new build???? Ask why Wink

Good luck OP, and my condolences.

LaGuerta · 14/05/2012 15:26

Gomowthelawn - brilliant post. Grin You've made me feel better about "settling" for modern now. Wink

gomowthelawn · 14/05/2012 15:47

Thanks Smile. Just sharing the pain Wink

Pendeen · 14/05/2012 16:00

OP, I would recommend you contact a local architect for an informal chat about your ideas and aspirations.

I usually offer a free initial consultation however (unfortunately) I am much too far away but I am sure some firms local to you would be interested in doing this.

If you visit here and click on 'Find an architect' you should be able to find a suitable shortlist and they will also be familiar with the vernacular architecture.

Incidentally, some of the work you suggest will require Building Regulations approval and, again, an architect will be able to help you to prepare and negotiate the Regs.

Rhubarbgarden · 14/05/2012 16:25

Grin Gomowthelawn - yep we are more than familiar with all of that; our current house was a crumbling Victorian wreck that we 'lovingly' restored five years ago. We used to have a lodger who would sit huddled by the fire in her coat and woolly hat all evening. We are immune to draughts now and used to shelling out for damp solutions that never work etc etc. Not had the pleasure of a cesspit though! Sounds like it might be quite good for the compost??? As regards needing another couple of million to get what we are looking for, I tell DH that all the time. He is in denial.

LaGuerta thanks, that's a v nice house. I'm pretty sure DH has ruled out Pulborough on commuting grounds though. It's a shame because you do seem to get a bit more for your money.

Pendeen useful tip, thanks.

OP posts:
gomowthelawn · 14/05/2012 17:43

rhubarb A fellow period house survivor.... and you're buying another one!!!!

Is this the kind of thing your DH is after?:
www.rightmove.co.uk/property-for-sale/property-37488650.html

It's not walking distance from a town, but it's a fab area. Fast trains from TW and Wadhurst, great schools, great for social stuff, inspiring gardens locally (e.g. pashley), worth having a look at the area, and stuff over £1m isn't selling, there are some pretty desperate vendors out there.... make an offer.

LaGuerta · 14/05/2012 17:47

Point taken about the Pulborough commute. Hence why we are in Hurst. However Wink I just saw this, which I would opt for over the previous one I linked to. I think the ceilng in the kitchen would just about accommodate your DH. gardensandviews

You may have mentioned this already but have you sold your current house or do you not need to sell? From your posts it doesn't look as though you are in a position where you have to buy and you can bide your time. We held off viewings until we had an offer accepted on our old place. It kind of concentrated the mind to know that if we wanted a chain to form we needed to find somewhere sharpish. As a result we only did viewings on two separate Saturdays, and made offers after both days.

Finally where are you moving from?

Rhubarbgarden · 14/05/2012 21:21

Gomow that's really lovely. Exactly what DH is after and makes your point beautifully about needing an extra million! And that isn't going to happen!

LaGuerta another nice house. Just got DH to consider it actually, for a bit, but it's just such a slow train line I know it won't fly.

There's no hurry to buy. We're not on the market yet because of the imminent arrival; but property is selling quickly here (shitsville part of South London) and our house is pretty and a real box-ticker, so I'm confident we could sell easily enough if we can only manage to find something to buy. We've got about another year before we need to put dd's name down for schools, so there's no pressure really. I'm just being angsty.

OP posts:
gomowthelawn · 14/05/2012 22:31

Yes, it is pretty perfect isn't it. I know that one is over budget, but don't dismiss the area, it is really lovely. I ended up here by accident - we saw the house on the internet and the area was a nice surprise. There was a lot in your range a while back but some has come off due to a lack of buyers. I bet some agents could give you a nod though. It's a great market for a bargain.

This period enough for you (although that kitchen would have to go Grin)?

www.rightmove.co.uk/property-for-sale/property-21226431.html

Rhubarbgarden · 15/05/2012 09:35

That's lovely - great garden (but yes, agree about the kitchen!). We looked at the area a while ago, and it is really nice plus the Kent grammar school system is a big incentive. The commute is bad though because the trains get into the wrong side of London so there's a significant tube sector to add on. It would have to be a really seductive house (like that Georgian one we can't afford!) for DH to go for it.

OP posts:
dilbertina · 15/05/2012 10:41

Where in London is the commute to? We were looking in similiar areas (although with substantially less budget!) and really struggled. We expanded the area we were looking massively and ended up finding a place near Banbury. 50 mins into London, good motorway link for heathrow and rest of country, lovely area and you get so much more for your money. (Do watch out for the HS2 link route though or get a bargain price because of it.)

You could get something like this (no lake but has river!):
www.rightmove.co.uk/property-for-sale/property-29005282.html
and then use the rest of your budget to get a holiday home on the coast somewhere?

gomowthelawn · 15/05/2012 12:03

Aw sucks rhubarb. I'm trying to recruit myself neighbours here. You're not helping me Grin

Please don't tell me he's Liverpool st. Just say no, to reassure me.... because if he is there's a risk, and it's a high one, that you'll end up in Essex Now, no disrespect to Essex people (DH is an Essex boy) but I did the trek, round the entire county, looking for a lovely pad, in commuter belt, and I will admit I found it. Ticked all the boxes, Georgian splendour, 12 acres, manege (wtf is one of these anyway??), stables, original shutters, wisteria...... Major quarry right behind, 20 ton trucks rumbling by, landfill site right next door, footpath through the yard.... pools of puke round Chelmsford station, and a 2 year wait for a parking permit there... Lovely it was. Pure class.

Hot footed it south, pronto...

Horsetowater · 15/05/2012 12:11

Anyone discussing a property over a million pounds is stealth boasting in my book.

Sensible advice welcome on this option www.rightmove.co.uk/property-for-sale/property-20584851.html

Wink
gomowthelawn · 15/05/2012 13:42

Stealth? Stealth?? STEALTH??? You say??? I can't speak for the OP, but may I assure you there is nothing stealth about me Wink. Right up there I am, well in yer face.... which is just as well really, as if you look down you might just notice the toilet duck down my trousers....

..... or was that the other thread Confused. DamNATION, I forget....

But back to the matter in hand. Ex-council - always good. £/sqft low, rental yield high, neighbours unknown, but I'd say general prognosis is middling to good. Those flats are usually roomy, well built, with low service charges and good sound insulation. I should know, used to live in one, still have it, and it's always let but only to Americans as English people can't get past the council factor

EdlessAllenPoe · 15/05/2012 13:45

stealth? ROFLTMPB Grin

oreocrumbs · 15/05/2012 13:55

mwah gomow still making me chuckle!!

I know what a menage is.... Its where you school a horse, a fenced off space that often has sand or some kind of rubber flooring so that when the big brute throws you to the floor you survive Grin. I always wanted one at home given the beasts my DF bought had a murderous streak about them and I could barely ride them!

Horse, I don't know the london market, but agree ex council is always a good bet, and from my take on the market down there, there should be a fair mix of people living there, families/commuters/young couples etc.

It needs cosmetic work, but after a good clean you could live in there and do it as you go ask gomow if you can lend some of her toilet duck, she has loads Grin

OooohShiny · 15/05/2012 14:54

gomow...I so laughed at your earlier post...as a fellow 'period' property owner I feel your pain.

Rhubarb, I'd buy this
www.rightmove.co.uk/property-for-sale/property-29773717.html

and with the money you save buy your DH a flat and live without him during the week....go on...you know you want to Grin

or you could have this:
www.rightmove.co.uk/property-for-sale/property-29997379.html?premiumA=true

www.rightmove.co.uk/property-for-sale/property-26210380.html

Rhubarbgarden · 15/05/2012 17:01

Wow, wow and wow, Shiny. Don't do this to me. DH does it all the time - look what we could get in Edinburgh/Bath/Wales/Dorset... Does my head in. I'm not the one tied to a bloody London commute! I've suggested a crash pad in London and a house further away, but he won't have it. Actually, I don't think I'd like it either - must've got fond of him in my old age Confused.

Horse that is down the road from me! It's a good price. I agree with the others about ex council, they are usually really spacious. And you've got Burgess Park very close which is currently having millions spent on it and is going to be lovely.

Don't worry, Gomow, he's based in west London not Liverpool Street so no danger of Essex although he was wittering on about Maldon the other day after reading something about oysters. On the subject of ménages, DH has decided that any property details that includes a picture of a horse is instant veto... Hmm

And as for stealth boasting, I can't begin to compete with Gomow's toilets. Grin

OP posts:
LaGuerta · 15/05/2012 17:39

Lol at the horse veto.

Similarly we vetoed any house with a swimming pool. DH can't swim.

EdlessAllenPoe · 15/05/2012 17:58

wow - change from £160k and dead central with two beds and some kind of ORP.

win. doesn't mention any ground rent though so worth speaking to other residents to see if they are a pisstake.

i felt i was boasting when i posted my house - after all boasting is only a matter of perspective. lots of people don't own houses. I've had five viewings this week too (whoo-hoo!)

gomowthelawn · 15/05/2012 18:13

Thanks for that, you've set my mind at rest. I thought it must be some kind of giant pen, where the upper classes keep their kids in the school holidays.... Ok JOKE... (before you all shoot me)

Good to hear you're safe from the quarries rhubarb. I am hurt and offended that my 'hood ain't good enough for you, but I'll let it go. This once.

Edless The ground rent on my ex-council is £5pa. The service charge is about 20% of an equivalent private block. The price is low because the British are all snobs of the ex-council stigma thing. Make the most of it I say, I loved living in mine. I'll never sell it either.

EdlessAllenPoe · 15/05/2012 18:40

i thought the purpose of having a house with a large garden was that you see them once on friday night, see them next monday morning, and imbetween they are Somewhere In The Garden?

sounds an ideal arrangement to me.

oreocrumbs · 15/05/2012 21:30

I don't know about the upper classes gomow but if I had room for a menage I would certainly lock my DD in, allow DD to play out untill I needed her Grin. Might stop her coming in from playing looking like she has just gone 12 rounds with Tyson too Confused.

I'm liking Shiney's offerings, I could almost afford some of them!! Wonder what the commute to the North East is...probably doable!

BoffinMum · 18/05/2012 19:29

I lived in a mini stately once. Yes, it was freezing, yes, things fell apart all the time, yes, every single repair cost double or treble what it would in any other kind of house, and yes, it was actually pretty stressful. I would say to anyone unless you have a live in couple or a very handy semi-retired DH with his own sit on mower, you should not even begin to think about taking on an historic house. I had all of that and more, and it was still very wearing. It's actually like running a small hotel - industrial appliances needed everywhere, massive boilers, hoovers on every floor, staff management issues and internal territory scuffles, etc etc. Accounts need to be carefully kept otherwise things do tend to run away with you, and generally even if you are wealthy, unless you are an oligarch, you will find you need to offset running costs by opening the house for events, tours and filming from time to time (this helps the tax situation as well).

There were other things - people treated me differently once they knew where I lived; I seemed to acquire hangers on and fair weather friends a lot; I spent my whole life outside work dealing with house administration, domestic management and accounts. Strangers would come into the garden and have picnics there as though it were public property (a bit incovenient if you are sunbathing topless in your pants); people stared at us all the time and tried to get money out of us endlessly.

On the upside, you always get home GP and midwife visits when you want them, and police visits, and lots of other different visits, as people are dying to see the inside of the place and who lives there. Grin There is also a secret network of big house owners, and they always lend a shoulder if you need advice about some obscure maintenance trauma nobody else will understand. (You basically just ring up someone with the same age house via the Country Landowners Association or whatever. I met some interesting people that way). It is also great being a part of history, and there are wonderfully serendipitous moments, such as the time I was gardening and discovered the original 18th century ice house in the grounds, or when we were restoring some bits of the main house and I could see the original footsteps of the 18th century builders in the dust as though they had just left, or when a friend at a leading auction house discovered the sale brochure in the archives from when the original owner had died and when all the contents were being sold off, so we knew for the first time exactly what was in there and what colour it had all been. They are great moments.

But historic houses are certainly NOT for the faint-hearted! I live in a boring executive home at the moment and while I am vaguely embarrassed about the acrhitecture, there is something infinitely simple about living in a 'normal' way like 'normal' people!