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Victorian Terrace

  • 27-03-2025 03:03PM
    #1
    ALD1234
    Registered Users, Registered Users 2 Posts: 5 ✭


    Hi,

    We are sale agreed on a small victorian redbrick mid terrace. It has a damp problem due to lack of vents, no insulation and a roof leak. Trying to figure out how much this will cost (we are getting quotes but looking for others who have gotten similar work done). How much could we (excluding the roof) reasonably do ourselves? No experience with heavy DIY!

    - Roof: Main roof and extension roof are each approx 4×6m. They need to be re covered with fibreglass or felting. We are getting quotes in the 2k-3k range for this, presuming timbers are okay. How much extra should we expect this to cost if we get warm roof insulation too?

    - Walls: if the plaster is damaged by damp (not sure yet), how much would worst case scenario of removing plaster and replastering with insulation cost?

    - Adding vents: assume this is a small job of getting holes drilled and simple vents put in?

    - Generally - would rewiring absolutely have to be done at the same time as plastering/insulating? Or could rewiring (its not urgent) wait a year after?

    Thank you!



Comments

  • #2
    10-10-20
    Registered Users, Registered Users 2, Paid Member Posts: 9,312 ✭✭✭10-10-20


    Hi, congrats on the purchase. Frankly, the questions are very wide and it's not possible to give specifics.

    2 to 3k for 'fibreglass or felt'… is this a pitched roof, right? Either way, that sounds too cheap for all of the tiles to be removed and the felt replaced and tiles reinstated… What was specified exactly? Make sure you're getting multiple quotes and are using a registered roofing company, there are many cowboys out there who use a low initial quote as a way of trapping you into a much larger job.

    Re-plastering… too little detail on what extent the house might need plastering. Somebody on here might know what the going rate is for a m2 though.

    Vents - it's complicated. You'd be best off looking at the insulation and ventilation as a whole and that's likely to include underfloor insulation and possibly internal wall insulation. Can't advise on just vents alone as there has to be a more overarching approach to insulation and such.

    Rewiring… if you're going down the route of so much work then it would be a mistake (or nearly impossible) to avoid rewiring.



  • #3
    ALD1234
    Registered Users, Registered Users 2 Posts: 5 ✭ALD1234


    Thank you for the reply! It's a flat roof, currently torched on felting that needs replacing.



  • #4
    The Continental Op
    Registered Users, Registered Users 2 Posts: 8,728 ✭✭✭The Continental Op


    Get the leaks fixed then heat it properly and see if you still have a damp problem.

    If you can keep a wood burning stove ticking away for half the day you may see a big change if the damp is due to the house being cold all the time.

    Wake me up when it's all over.



  • #5
    ALD1234
    Registered Users, Registered Users 2 Posts: 5 ✭ALD1234


    Thats what we're hoping!



  • #6
    The Continental Op
    Registered Users, Registered Users 2 Posts: 8,728 ✭✭✭The Continental Op


    https://www.boards.ie/discussion/comment/123306719#Comment_123306719

    But a lot of people think that having everything set on economy settings and letting the house go cold when they are out is the way to go. Great if you have a modern house but in an old one that wasted heat can also be keeping condensation and damp at bay.

    Wake me up when it's all over.



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