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Original poster

Extension with thinner wall

12 replies

Happyday78 · 15/05/2023 10:58

Hello mumsnetters, got the survey back on a property we intend to buy and the first floor very old extension (done in 1970s) has a thinner external wall, around 160mm. Is this a serious problem? The survey reports said that it will create damp, condensation issues, but I am not sure in reality if anyone has such wall and feel very cold living inside. Many thanks.

OP posts:
Salome61 · 15/05/2023 11:03

Is it a room built above the garage? My friend had this in her house and said it was absolutely freezing.

Original poster
Happyday78 · 15/05/2023 11:15

Salome61 · 15/05/2023 11:03

Is it a room built above the garage? My friend had this in her house and said it was absolutely freezing.

They had the ground floor extension first, and then built the first floor extension on top of that. In order to increase space, the first floor was extended a bit. I was told the extra extended bit(around 50cm) was built upon timber frame, which I guess might be the reason why they did a thinner wall, because the timber frame base is not able to support a thick wall.

OP posts:
Salome61 · 15/05/2023 11:24

Personally, I would get a structural engineer in to check it out. Timber frames have been mentioned on MSE in the House Buying, Selling and renting forum.

C4tastrophe · 15/05/2023 11:29

First floor was extra extended? But built on what?
In any case, if it’s original from the ‘70’s there will be no insulation. You would end up stripping the inside and insulating/replaster boarding with insulated PB.
What is the exterior of the wall constructed of?
Do you have a pic?

Original poster
Happyday78 · 15/05/2023 11:29

Salome61 · 15/05/2023 11:24

Personally, I would get a structural engineer in to check it out. Timber frames have been mentioned on MSE in the House Buying, Selling and renting forum.

Thanks, I will check it.

OP posts:
Original poster
Happyday78 · 15/05/2023 11:59

C4tastrophe · 15/05/2023 11:29

First floor was extra extended? But built on what?
In any case, if it’s original from the ‘70’s there will be no insulation. You would end up stripping the inside and insulating/replaster boarding with insulated PB.
What is the exterior of the wall constructed of?
Do you have a pic?

Thanks for taking time to reply me. First floor has an extra bit. Picture is attached. I have never seen any extension like this before. It is said this extra bit was built upon timber frame.

Extension with thinner wall
OP posts:
C4tastrophe · 15/05/2023 12:34

So they have built a tile hung exterior wall on top of wooden beams protruding from the house.
The 160mm depth will include both the exterior tiles and interior plaster(board). So most likely the timber frame is only 100 (4x2) deep.
It’s very likely that to make the room more comfortable you’ll want to pull off the interior, insulate ( though even in the 70’s they knew about insulation and may have done something) , then use insulated plasterboard.
You could even strip the inside of the wall, insulate, build a new lightweight wall inside (thin steel type of thing they use in offices) and then insulated plaster board.
What do the current owners say? It’s been up for 50 years and lived in.
The condensation comment is because the wall is thin so will be very cold.

Original poster
Happyday78 · 15/05/2023 12:41

C4tastrophe · 15/05/2023 12:34

So they have built a tile hung exterior wall on top of wooden beams protruding from the house.
The 160mm depth will include both the exterior tiles and interior plaster(board). So most likely the timber frame is only 100 (4x2) deep.
It’s very likely that to make the room more comfortable you’ll want to pull off the interior, insulate ( though even in the 70’s they knew about insulation and may have done something) , then use insulated plasterboard.
You could even strip the inside of the wall, insulate, build a new lightweight wall inside (thin steel type of thing they use in offices) and then insulated plaster board.
What do the current owners say? It’s been up for 50 years and lived in.
The condensation comment is because the wall is thin so will be very cold.

Thanks for your reply, very informative. I am not sure if the current vendor has done anything to the wall, probably not, I guess

OP posts:
Salome61 · 15/05/2023 12:56

If you have a search on the council planning portal you might find out more.

I was under the impression my extension here was 2007 - but when I looked on line I've recently found out the builder had applied for retrospective planning permission for his 2002 build.

Original poster
Happyday78 · 15/05/2023 14:11

Salome61 · 15/05/2023 12:56

If you have a search on the council planning portal you might find out more.

I was under the impression my extension here was 2007 - but when I looked on line I've recently found out the builder had applied for retrospective planning permission for his 2002 build.

Thanks, I haven't found anything from local council website. I mainly worry that it's going to be cold in the winter

OP posts:
Salome61 · 15/05/2023 16:28

The EPC might mention it?

Original poster
Happyday78 · 15/05/2023 17:23

Salome61 · 15/05/2023 16:28

The EPC might mention it?

EPC just assumed the wall is insulated, a bit useless

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