Window-glazing advice please: 1920s house

[Ecrire]

We are buying a beautiful, but in need of works, 1920s house in a conservation area and are in posession of a 100 page survey.

One of the issues is, as expected, single-glazed Georgian windows. In an ideal world we'd replace the lot immediately - but a new mortgage, and a downstairs extension is strapping us. For the first winter or two - are there alternative and temporary solutions we could use? It is a 3 bed semi-detached - with 2 external doors. What would some ballpark costs be would you say on - 1) replacing all windows 2) installing secondary double glazing 3) magnetic window glazing 4)window films for the autumn and winter + thermal curtains?

The survey says this -

"Windows are single glazed timber casements featuring small regular panes. Generally, windows have been redecorated and have been provided with locking mechanisms. The front entrance door comprises a multi-pane glazed timber entrance door. Fascias and soffits are in timber and have been recently redecorated. The glazing to the rear French doors is not toughened. This is a safety issue and in accordance with Approved Document N of The Building Regulations 2010, glass within a critical location should be toughened with each pane carrying the British Standard reference to confirm compliance. There are alternatives to replacing the glazed panels such as
applying a safety film over the existing glass.
Further information can be found at:
http://solutions.3m.co.uk/wps/portal/3M/en_GB/3MWindowFilm/WindowFilm/Products/Windo
w-Safety-Film/"

I was just quoted £15k for replacing all the windows on a standard 3 bed terraced house.

So extrapolating from that figure, you could be looking at nearer £30k for new windows.

Most of heat is lost through walls not windows.
Thick curtains and blinds get you through the winter.
Solar gain makes a big difference so get rid of evergreen shading/obstructions outside which stops solar gain in winter. Deciduous trees hedges shrubs are ideal for utilising solar gain in winter so consider that aspect in landscaping planting schemes
Heat is lost through floors so again floor insulation rugs or fitted carpets etc make a big difference.
Surveys are always ridiculously cautious. Someone lived in this house for years happily (one hopes) without double glazing.
Disclaimer I live in an Edwardian house with no double glazing and original sashes and it breaks my heart to see all the pvc replacements and the not quite right thicker replacement wooden sashes. The glass is wrong too. You can see the difference between old and new glass it is too flat and shiny. Hardwood windows can be repaired and maintained and they will last a very very long time

Thanks. Current family have lived here for 10 years and have a small child and are doctors. Previously was occupied by a family for 50 years.

Just a reminder that a material change to the windows in a conservation area will require planning permission, so don’t forget to factor in the £528 for the application as well as the cost of getting suitable drawings done.

Yeah planning permission approved for this as part of extensions etc a few months ago

Window film is very effective and very cheap - one packet did all our windows (big sashes x 7) and was about £15 and Ikea sell thick curtains which can be doubled up or lined.

secondary glazing also isn’t hugely expensive. We have 5 windows done (admittedly a few years ago) and it was less than £2k so there are plenty of intermediate fixes before you start replacing windows.

We did magnetic single glazing and it was about £100 per window but we have massive windows, (3m by 1m) very easy to install and makes a huge difference.

Would you mind sharing the link for such a thing? we are torn between that or the window film unsure which is a better temporary solution ..

Window film is better if temporary. Magnetic stuff can be left on longer term. You can't even see it's there really. window film will need redoing each year of you want the windows open in summer where as magnetic stuff can just be lifted off. Might not have been these guys but it was somewhere similar. https://www.theplasticpeople.co.uk/plastic-types/acrylic-(perspex)/extreme-magnetic-secondary-glazing-kit/

A practical warning - something to be aware of. Be careful if you need to mow or strim close by windows. We had non safety glass in a small sun lounge when we moved in here. A stone chip flew up from the mower and one whole pane broke into large, dangerous, shards of glass.

Thank you So Much for this warning. Will absolutely bear in mind.

Yeah I think we will go for this for the first few years at least.. thank you !

The survey is fine. Why replace them? I’d focus on making them more thermally efficient. You could replace the glass in the doors if need be.

This is misleading.

Walls are only a bigger problem if they are entirely uninsulated, and single glazing will lose heat at twice the rate of double glazed windows. It also doesn’t account for the fact that in poorly maintained single glazing, draughts are a major issue. There is a reason we don’t install single glazing any more. The fact someone lived there for ten years before is irrelevant. You have no idea what their living conditions were. “Heavy curtains” will help but in the depths of winter, who wants to be in a house with the curtains drawn all day?

Surveys are not ridiculously over cautious, a surveyor can be kicked out of the RICS for providing surveys which are not reflective of the condition of the house. A survey will list every part of the fabric of the house, and note their observations. The standard is what would be required to return the property to the ideal condition and reduce future maintenance. The issue isn’t that surveys are over cautious, it’s that often people don’t understand how to interpret them. A home is the largest single expenditure a person makes, the survey is designed to give them the full picture of the condition of the fabric of the house so they can make an informed decision.

@EcrireI would suggest living in the property for a while before making the decision. Secondary glazing is probably the worst way to fix the problem, it should only be considered where replacing the windows is not an option. It can be just as expensive as replacing the windows if you want to do it properly. Maintenance of it can be a real problem and it still won’t give you the best performance. A window film will help, but if the windows are draughty, it can only do so much so consider having a specialist window survey done which can advise on the specific condition of each window.

Not like we want to live with Window films or curtain drawn all our lives here but we are just trying to prioritise and plan out which works we can do First first as per our budget and what we need to wait for a few months for us to make do.