Buying a Victorian property. What do we need to know?

[Jooply]

We've viewed a house we believe to be Victorian 1860ish. Detached house, cellar, no obvious issues but it's so old!

We'd obviously have a survey if we decide to pursue. Never having bought anything older than a 1970s house we're clueless about this era and what to look out for. Anyone know?

Use a surveyor who is very experienced with older, period properties - speak to various ones before deciding who to use. Do not use a standard one from the mortgage company, estate agent etc.

Understand older houses need to breathe, which means you do not pack them full of insulation, damp proof courses etc - they have specific needs such as lime plaster.

Most of the work and money will be spent on bits of the house you will never see, wiring, plumbing, remedial roof work. On the roof, work with the existing roof as much as you can, very rarely do they need to be replaced.

Work with the house, do not try and make it into a modern "box", appreciate it is a period property.

If listed, that isn't a problem you just need to be careful with what you do.

Read periodproperty forum.

Is it solid wall or has a cavity? If it’s solid, has it been insulated internally? Look to see if someone has given it a damp proof injections. Usually easy to spot as two holes will have been drilled into each brick ( two in a stretcher, one in a header ). Just a sign it’s previously had some damp issues. Also if they went for tanking the walls inside, the plaster may be a mess as they only tank 1m up the wall. How is the external brickwork? How is the pointing?

If it has damp then it's usually easily fixable by a general builder with a few airbricks or similar. Do not be conned into thinking you need a full chemical damp proof treatment by the likes of Kenwood.

As above, use a surveyor with experience in period properties.

1860 isn’t that old. I bought an 1890 terrace and it was absolutely fine. It’s hardly an older period property, it’s extremely unlikely to be listed and won’t have lime plaster. It really isn’t that old!!! I just did a standard survey and owned it for 20 years.

As above, all old houses have mild damp. Worst thing you can do is 'damp proof courses' (unless its a membrane added to a dirt floor house).

pre 1930s houses damp comes from condensation INSIDE that needs to get out not water on the outside getting in. Things like air bricks and trickle vents need to be kept clear and never switch lime/lead/slate for concrete.

Cellers can be damp/flood risk nightmares, seek professional opinions on that.

Other than that old houses are great, built to last with good quality materials... almost all issues come from people replacing original house features with cheap modern materials.

Lime plaster is def a possibility.

My house is 1880s and has been no more trouble than the more modern houses I've owned. You just need to have a decent survey. When you appoint a surveyor you can stress any areas of concern before their visit and they will look into it for you.

I've previously owned a 1730s house with a basement and that was trouble free too.

Mine's listed and I needed to apply for permission to replace the windows and the front door. They all needed to fit in with the period of the property. Same with the roof.

Spend some time on this website (we’ve just bought a 17th century timber framed thatched cottage), it explains clearly the need for old houses to breathe, dispels all the myths about damp and gives lots of info about how to look after older homes correctly https://www.heritage-house.org

You’ve had some great advice on here already. The main issue is breathability of the house. When viewing check that the exterior landscaping isn’t higher than the damp course or covering any air bricks. You’ll know inside if it is damp - you cannot get rid of that smell easily!

Get the best survey you can afford. If possible, take an experienced builder with you before purchasing to understand the costs of renovation. It’ll likely have sash windows, check they all open. Sash window renovation is expensive so factor that into your costs. The cellar will be a useful space - is the head height enough to turn it into a useable room?

Get a window vac. Victorian houses do suffer from condensation on the inside of the windows due to CH and a window vac sorts this easily as a morning task.