Old house Renovation

deejer

Hi All,

I am just looking for some advise on this. I have gotten so much information in the last couple of months that I am not sure what I am doing anymore.

Edit: I should have specified that this is a detached cottage about 100yrs old with a small extension done 40years ago and with a new roof added 25yrs ago.

• First question is in relation to wall insulation. The house has the thick stone walls. It has not been lived in for about 10yrs so things have gotten a bit damp. I am trying to decided on three options

1. Outside insulation & dryline inside
2. Outside insualtion & skud and plaster inside
3. Inside insulation only.

I am leaning towards option 1 as a balance between cost and effectiveness.

• The second issue is the chimney. It is your typical old house chimney. Takes up half the room and for no good reason anymore. The plan is to remove it as it is also half blocking access to the room behind it upstairs. I am wondering if anyone here has had expereince doing this and if they have come accross any major problems doing so.

• Next issue is not so easy to explain but if there is a carpenter here he might know. There is an old stairs in the house from about the 50's and I need to move the landing which runs overhead the central room. I am wondering if you think it would be possible to take it apart and move it or would this not be possible. I am sorry I know it is a bit vague.

These are the main things that are playing on my mind at the moment and if anyone here can give me some solid advise it would be much appreciated.

BryanF

i assume by old were talking stone walls? if so this general Heritage Policy
info may be of interest

walls: solve damp issues first, this may include assessing rising walls, floor, windows and roof details and so on.. only insulate with natural hygroscopic materials conscious of due point, my personal preference is for hemplime with lime plaster - but an on-site assessment is necessary.

don't forget about ventilation!! this is often a major issue in retro-fit projects of all ages

chimney: the issues are mainly structural, so it'll come down cost, but do note that removal of the external portion of the chimney may require planning (i have seen one home where a light weight chimney was reinstalled for appearances).

stairs: you could do as you suggest, but what will be damaged in the removal? + a 50's staircase will not comply with today's regulations and as such should not be reinstated at the same pitch/ probably width etc


best of luck

deejer

BryanF wrote: »

i assume by old were talking stone walls? if so this general Heritage Policy
info may be of interest

That looks like an interesting and useful read. Def have a look at that on the train home this evening.

BryanF wrote: »

walls: solve damp issues first, this may include assessing rising walls, floor, windows and roof details and so on.. only insulate with natural hygroscopic materials conscious of due point, my personal preference is for hemplime with lime plaster - but an on-site assessment is necessary.

This is my worry with dry walling the inside. Rising damp is an issue in the house as it is and latting it and covering it up isnt going to solve that issue. [/QUOTE]

BryanF wrote: »

don't forget about ventilation!! this is often a major issue in retro-fit projects of all ages

The plan is to get the vents put into the new windows which should do the job Id say?

BryanF wrote: »

chimney: the issues are mainly structural, so it'll come down cost, but do note that removal of the external portion of the chimney may require planning (i have seen one home where a light weight chimney was reinstalled for appearances).

The plan is that once it is knocked there will be a new dividing wall put up in place and a chimney built back up for a stove. I assumed this wouldnt cause a planning issue.

BryanF wrote: »

stairs: you could do as you suggest, but what will be damaged in the removal? + a 50's staircase will not comply with today's regulations and as such should not be reinstated at the same pitch/ probably width etc

In relation to the stairs one guy told me there was no hope of moving it and another told me no problem (with the right carpenter of course) and I know it will add at least another Eur1,000 to the cost if I go looking for a new stairs.

BryanF wrote: »

best of luck

I need it

And thanks for the links. Wasnt aware of that information being available

BryanF

deejer wrote: »

The plan is to get the vents put into the new windows which should do the job Id say?

would you?

In relation to the stairs.. another told me no problem

B regs?

why not seek professional involvement

deejer

These are professionals I am talking to. I have a couple more fellas looking at it this weekend. One is a carpenter so looking to see what he thinks of the stairs.

I am just posting here cause I know its always a useful place for some information

archtech

deejer wrote: »

These are professionals I am talking to. I have a couple more fellas looking at it this weekend. One is a carpenter so looking to see what he thinks of the stairs.

In terms of the professionals, BryanF is referring to, are I think and I would be recommending are either an Architect/ Architectural Technician/Technologist etc rather than a tradesman

deejer

In relation to outside insulation I am looking clarification on a couple of points:

• I have solid stone walls which are simply build on top of mud. Is rising damp from these walls always going to be an issue if I only insulate the outside.
• If I do insulate the outside should I put a DPM inside the drylining I add on the inside of the wall.

Thanks for your help

BryanF

deejer wrote: »

In relation to outside insulation I am looking clarification on a couple of points:

• I have solid stone walls which are simply build on top of mud. Is rising damp from these walls always going to be an issue if I only insulate the outside.
• If I do insulate the outside should I put a DPM inside the drylining I add on the inside of the wall.

Thanks for your help

• insulation has nothing to do with rising damp. insulate with other natural hygroscopic materials IMO - potentially sealing in the breathable qualities of the structure with external and internal poly based insulations is not advisable (*breathable has nothing to do with ventilation is this context*)
• why dry line and external insulate? unless your using a hemplime system this is madness imo

as regards 'rising damp'

1. dig French drain *under engineer's supervision*
2. assess extent of 'rising' damp - its often just a combination of leaking external finish and lack of ventilation unless the site is really a bog
3. consider electro osmosis DPC and as a last resort consider dry-line/ tanking

now for the old broken record again: If you were a dentist would you recommend that people install there own fillings? I'd imagine 'no' would be your answer, so:

archtech wrote: »

I would be recommending either an Architect/ Architectural Technician/Technologist

and best of luck with your project

deejer

BryanF wrote: »

now for the old broken record again: If you were a dentist would you recommend that people install there own fillings? I'd imagine 'no' would be your answer,

No I certainly wouldnt.

But I would recommend "people" going onto boards.ie and asking for advise about what type of fillings they should get, is there an option other than fillings, where they should get the fillings done and what peoples experience has been with different types of fillings they have gotten.

I thought that what boards was all about

And cheers for the advise.