Is this true

mcneil

Looking at buying an old cottage that was damaged by gas explosion 15years ago. Me and my family all work in construction and can have this house fixed up in a few months however, I'm getting conflicting information concerning the house.
One has been saying, once there's an explosion by gas, the house will be condemned and needs knocked down. The roof has collapsed in, all windows blown out and it's in a bad way alougth the structure looks fine to me.

Another issue, it's a 1950/60s cottage with a hip roof and looks to me, the chimney was raised to allow the roof to be raised. No one has any plans for this house so how do I know the original ridge/chimney height. If I repair the roof to just below the chimney height, could I be made to undo this work. Looks to me that there was a room or 2 in the Attic however, it was probably only 7ft headspace.

Any tips on what to do next.

sydthebeat

The very first step is to get a full structural survey carried out, and let the engineer determine the extent of the damage.
Preferably search out an engineer who has experience in similarly damaged properties.

Only after this can you make informed decisions as to your progress.

mcneil

sydthebeat wrote: »

The very first step is to get a full structural survey carried out, and let the engineer determine the extent of the damage.
Preferably search out an engineer who has experience in similarly damaged properties.

Only after this can you make informed decisions as to your progress.

At a rough estimate, how much is a structural engineer to carry-out a structural report. Is it in the 100s or even 1000s.

Metric Tensor

Although in the mid hundreds on a standard pre-purchase visual survey I think you should budget a good bit more. You'll want to do opening up works and some in depth examinations - hopefully the purchasers will allow it?

I'd guess 1000-2000 maybe a little more depending on what you decide to do in terms of opening up.

Worth every penny though and you'll get good advice on how to rebuild.

Also - you'll need planning if it has been uninhabited for the last 15 years.

mcneil

Metric Tensor wrote: »

Although in the mid hundreds on a standard pre-purchase visual survey I think you should budget a good bit more. You'll want to do opening up works and some in depth examinations - hopefully the purchasers will allow it?

I'd guess 1000-2000 maybe a little more depending on what you decide to do in terms of opening up.

Worth every penny though and you'll get good advice on how to rebuild.

Also - you'll need planning if it has been uninhabited for the last 15 years.

Planning to fix a roof and internal works?

Gumbo

mcneil wrote: »

Planning to fix a roof and internal works?

It's a derelict cottage so the use may have expired. Planning required as a matter of course but should be granted. Would be a good time to apply for any extension, modernization works or alterations that you would like to have.

mcneil

kceire wrote: »

It's a derelict cottage so the use may have expired. Planning required as a matter of course but should be granted. Would be a good time to apply for any extension, modernization works or alterations that you would like to have.

Suppose so but didnt want anything to do with the planning department because doesnt one now have to pay council contributions and also upgrade septic tanks, and other things like appoint builders, upgrade insulation. I was hoping to buy this, fix the roof, rewire, re-plumb gravity fed system, reskim, paint, wooden floors, 2nd hand kitchen/bathroom and move in.

Metric Tensor

mcneil wrote: »

Planning to fix a roof and internal works?

Even if it was in perfect condition with the telly left on - technically if it was empty for that length of time it would need planning. As kceire says you'd be almost certain to get it but it's important - particularly if you plan to borrow money or if there is any possibility of you (or your children when you're gone) selling it.

mcneil

Metric Tensor wrote: »

Even if it was in perfect condition with the telly left on - technically if it was empty for that length of time it would need planning. As kceire says you'd be almost certain to get it but it's important - particularly if you plan to borrow money or if there is any possibility of you (or your children when you're gone) selling it.

Yes I understand. Think planning will be best way to go however, who will ever know when selling it in 20 years that it wasn't lived in for 15 years. Even the gas explosion, who's to know if it was sold in a qtr of century later if all fixed up to what it was. Not that I'm saying do it without planning and that I'll do it,but I can't see how anyone would know it wasn't lived in. In fact, I know lots of people who have bought cottages not lived in in 15 years, done them up with cash then sold them on. TBH, it's the first time I've even heard about this.

Gumbo

mcneil wrote: »

Yes I understand. Think planning will be best way to go however, who will ever know when selling it in 20 years that it wasn't lived in for 15 years. Even the gas explosion, who's to know if it was sold in a qtr of century later if all fixed up to what it was. Not that I'm saying do it without planning and that I'll do it,but I can't see how anyone would know it wasn't lived in. In fact, I know lots of people who have bought cottages not lived in in 15 years, done them up with cash then sold them on. TBH, it's the first time I've even heard about this.

The gas explosion may be marked on the councils GIS system and as far as I know, there's a question on the planning application form about hazardous activities previously on the site.

It's a simple application but you should like people from a previous generation that don't want to disclose anything to government bodies it's not as bad as you think and should be straight forward.

Contributions should only be payable on extensions greater than 40 Sq. M so your works should not attract any contributions. The works you carry out now need to comply with the current building regulations in anyway, planning or not so the insulation issue you have is a non runner.

I would
Personally use this application to add a small extension if possible or velux Windows to lighten the place up drowning on the situation.

Metric Tensor

I know plenty of them myself but it's always better to do it the right way. Also get permission at the same time for the roof changes you want. More than likely the council will love to see you planning to tidy up an eyesore.

In the case of explosion damage there may well be pictures or insurance claims that could exist too.

Also make sure your structural repairs are very well documented and signed off by your engineer as this will be essential for any future sale.

mcneil

kceire wrote: »

The gas explosion may be marked on the councils GIS system and as far as I know, there's a question on the planning application form about hazardous activities previously on the site.

It's a simple application but you should like people from a previous generation that don't want to disclose anything to government bodies it's not as bad as you think and should be straight forward.

Contributions should only be payable on extensions greater than 40 Sq. M so your works should not attract any contributions. The works you carry out now need to comply with the current building regulations in anyway, planning or not so the insulation issue you have is a non runner.

I would
Personally use this application to add a small extension if possible or velux Windows to lighten the place up drowning on the situation.

Them old folk where right to keep their cards close to their chest because now-adays, you show your card, your bank balance gets smaller and with that, one isnt happy paying for something that could have been avoided. Money is hard to come by these days so best to use it wisely instead of paying to get through red tape one can walk away. Not that id do it, im just giving you an example :rolleyes:

mcneil

Metric Tensor wrote: »

I know plenty of them myself but it's always better to do it the right way. Also get permission at the same time for the roof changes you want. More than likely the council will love to see you planning to tidy up an eyesore.

In the case of explosion damage there may well be pictures or insurance claims that could exist too.

Also make sure your structural repairs are very well documented and signed off by your engineer as this will be essential for any future sale.

YEs, the roof changes would be one of the reasons why id go down the planning route. Id also want to change from a hip to gable roof aswell to gain more room upstairs.

Gumbo

mcneil wrote: »

YEs, the roof changes would be one of the reasons why id go down the planning route. Id also want to change from a hip to gable roof aswell to gain more room upstairs.

Everything else is irrelevant now. You need planning. Might as well go for everything you want on the footprint now.

mcneil wrote: »

Them old folk where right to keep their cards close to their chest because now-adays, you show your card, your bank balance gets smaller and with that, one isnt happy paying for something that could have been avoided. Money is hard to come by these days so best to use it wisely instead of paying to get through red tape one can walk away. Not that id do it, im just giving you an example :rolleyes:

I know plenty that done that also. And when they moved on to the afterlife, their kids had to sort out the administration mess. Minor issues but annoying just after you've buried a relative.