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Buying a non-standard construction house

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M.C
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PostPosted: 21:42 - 14 Jan 2019    Post subject: Reply with quote

Thanks to the help of a fellow BCF'er (Wub) it has been identified as a https://en.wikipedia.org/wiki/BISF_house

So asbestos roof Confused
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Ste
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PostPosted: 21:53 - 14 Jan 2019    Post subject: Reply with quote

M.C wrote:
Wub

You're having an asbestos bromance with Diggs? Shocked
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M.C
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PostPosted: 21:56 - 14 Jan 2019    Post subject: Reply with quote

Nope, and I never kiss and tell.
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Pigeon
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PostPosted: 22:07 - 14 Jan 2019    Post subject: Reply with quote

Polarbear wrote:
I live in a non standard construction bungalow. Halifax gave me a mortgage.


A friends does too. Just bought recently. Got a mortgage, although high st lender valued it at 30% lower than standard construction buildings on the same road.


In their case, it was steel structure.
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Ste
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PostPosted: 22:13 - 14 Jan 2019    Post subject: Reply with quote

All right then, keep your secrets. Sad

Meh @ asbestos roof, factor in the cost of it being removed and replaced, it should still work out cheaper than a normal house. From having a bit of a look around on the Googles, there are plenty of websites about BISF houses and surveyors who specialise in BISF houses. There's lots of info about the roofing and other stuff you'll need to watch out for.

Vaguely roughly how much cheaper is it than a similar house of standard construction?
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M.C
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PostPosted: 22:35 - 14 Jan 2019    Post subject: Reply with quote

Regarding the mortgage this one is cash buyers only, I assumed because of the construction but it appears that shouldn't be an issue. I don't know why or really care (except for re-sale), it benefits me Smile

A BISF house* sold at the same time for more than half that of a comparable house on the same street. A couple of years earlier another BISF house* with an extension still sold for around 40% less.

*with double glazing/lung aids roof intact
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Diggs
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PostPosted: 00:08 - 15 Jan 2019    Post subject: Reply with quote

The link is a good one because it shows a re-clad example. Most of the BISF stock around our way has been re-clad and re-roofed by now, and you'd be hard-pushed to tell what they are unless you go into the loft, or notice how far the windows are set in.

Bear in mind that headheight in the roofspace tends to be restricted so no chance of a 'room in the roof'.
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Bhud
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PostPosted: 01:30 - 15 Jan 2019    Post subject: Reply with quote

Try getting an insurance quote for that house. It may be more difficult than you might think - you might end up going to BIBA and getting a specialist quote.

Also, you should get an energy certificate for that house before considering it. It should show the actual energy consumption and potential energy consumption.

If you're serious about that house, get a RICS survey done at your own expense, to save a lot of grief later.
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M.C
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PostPosted: 01:41 - 15 Jan 2019    Post subject: Reply with quote

That thing?

https://media.rightmove.co.uk/hips/epcgraphs/74k/73748/58429308/73748_AUC180664_EPCGRAPH_01_0000.png

I didn't expect it to be very energy efficient.
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Bhud
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PostPosted: 01:48 - 15 Jan 2019    Post subject: Reply with quote

M.C wrote:


Yes, that thing. It will cost significantly more to heat that house than a standard-construction modern house, upgrading it will cost and it still won't make it great, but it's your business and you may be willing to pay. Energy prices only ever seem to increase.

https://www.moneysupermarket.com/money-made-easy/whats-happening-to-energy-prices/
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M.C
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PostPosted: 01:55 - 15 Jan 2019    Post subject: Reply with quote

I probably have the wrong attitude, but like MPG figures it isn't something I'm worried about.
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Riejufixing
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PostPosted: 02:19 - 15 Jan 2019    Post subject: Reply with quote

M.C wrote:


It's not that bad, mine's an "E"! I'd like to externally insulate it; if I did that it would get somewhere near modern standards.

AFAIK it's sometimes possible to improve the EPC by just fitting LED light bulbs (I prefer "LED filament lamps", as sold by Toolstation and others: https://www.toolstation.com/led-filament-gls-lamp/p60668 )
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Bhud
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PostPosted: 02:35 - 15 Jan 2019    Post subject: Reply with quote

Yeah it's so-so but not too bad, especially if it has central heating, a gas-powered boiler and gas supply for cooking. Without those things,it would be worth shopping around for a bit for a good deal on electricity.
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Riejufixing
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PostPosted: 03:04 - 15 Jan 2019    Post subject: Reply with quote

Bhud wrote:
Yeah it's so-so but not too bad, especially if it has central heating, a gas-powered boiler and gas supply for cooking. Without those things,it would be worth shopping around for a bit for a good deal on electricity.


I wish I had a gas boiler. I've got a coal-fired one. If I go out for 24 hours, so does it, but it's normally lit between October the somethingth and some time April-ish. P'raps our lovely government will bring back a grant for fitting a gas boiler. Maybe for external insulation on solid walls. Maybe both. OTOH by that time I may have evolved and sprouted a c- and a pair of wings and flown to the moon and back Sad I blame the beer, and before it goes to ratsht in the next 20 minutes I had better go to bed.
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Diggs
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PostPosted: 10:10 - 15 Jan 2019    Post subject: Reply with quote

The biggest change you can make to the EPC rating is to install a modern condensing combi-boiler fuelled by metered rather than bottled gas, plus TRVs. Swapping all bulbs for compact fluorescents or LED makes a couple of points difference, but that is it. Insulation is another way to improve the EPC rating, and with this sort of house you really need external cladding, 200mm or more in the loft and if you have a suspended timber ground floor, insulation between the floor joists too. I can't remember off hand whether those houses have suspended timber floors.

Remember, all an EPC does is estimate how much energy a house is likely to use and how much CO2 it will create as a result, under nominal occupancy conditions. The more insulation and the more efficient the heating/hot water system, the better the EPC result and the less energy the house will use.
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Suntan Sid
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PostPosted: 10:47 - 15 Jan 2019    Post subject: Reply with quote

M.C wrote:
I probably have the wrong attitude, but like MPG figures it isn't something I'm worried about.


You don't, you're in good company!
House buyers couldn't give two hoots about what the EPC says.
EPC surveys are a nice little earner for the surveyors, other than that they're next to useless!
They're just another redundant piece of paper, from the increasingly long list of redundant pieces of paper, you're required to produce when it comes to selling a house!
Have a look a FENSA certification, an absolute crock of shite!
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Tracey Suntan-King
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PostPosted: 11:04 - 15 Jan 2019    Post subject: Reply with quote

Without sounding too Marie-Antoinette, I suggest you might also want to consider what sort of neighbours you will have.

Low value, low demand for owner occupation, absentee landlord area? The occupants of neighbouring properties may not have the same "values" as you and anti-social behavour, no local pride and no interest in maintenance of homes or communal areas may impact on YOUR quality of life.

Then again, I don't know gou.

Maybe it will be more a case of "there goes the neighbourhood" when YOU move in Wink
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grr666
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PostPosted: 11:33 - 15 Jan 2019    Post subject: Reply with quote

M.C wrote:
I probably have the wrong attitude, but like MPG figures it isn't something I'm worried about.

Putting a jumper on is free. Once you've bought the jumper. Laughing I changed the boiler in my house from a fucking dreadful
BAXI gas fire / back boiler with a tanked hot water system for a fucking massive Bosch Worcester Combi boiler
unit. Bearing in mind I always intended to extend this house, this boiler will easily handle 3 or 4 more new rads in
the new bit of house. Also it's up in my loft saving me some space in my kitchen. My gas bills before I bought it were
coming in at around 800 quid per quarter on average and the house was always bloody freezing. I also fitted a pair of
multi fuel stoves one in the kitchen and one in the living room so when its REALLY cold I can get the place well toasty.
The reason my house loses heat is the side extension is single skinned and poorly insulated. I need the log burner on full
chat to keep the kitchen warm when it's in the minus numbers outside. This will be remedied when I demolish it
over the next few weeks and have something new built in its place which will be insulated with modern materials
and more importantly have cavity wall construction. I am expecting to see a reduction in my bills as a result.
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Diggs
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PostPosted: 11:38 - 15 Jan 2019    Post subject: Reply with quote

Suntan Sid wrote:
M.C wrote:
I probably have the wrong attitude, but like MPG figures it isn't something I'm worried about.


You don't, you're in good company!
House buyers couldn't give two hoots about what the EPC says.
EPC surveys are a nice little earner for the surveyors, other than that they're next to useless!
They're just another redundant piece of paper, from the increasingly long list of redundant pieces of paper, you're required to produce when it comes to selling a house!
Have a look a FENSA certification, an absolute crock of shite!


The real purpose of an EPC is to collect data for the government, so we can demonstrate our CO2 emissions in line with the Kyoto Protocol. It has been dressed up to be of use to a purchaser, and it is if one is looking at two similar properties and want to know which will be cheaper to run (in theory because it doesn't take account of personal habits, draughts etc).

Something to bear in mind when looking at an EPC - if the rating is an F or G, you won't be able to legally let the property. Also, at some point in the future EPC rating will be taken into account when determining Council Tax, probably via a weighting system. Crap EPC - more Council Tax to pay. This is a bit daft to my mind, because somebody paying out more in Council Tax will have proportionately less to spend on energy efficiency measures.
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A100man
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PostPosted: 13:11 - 15 Jan 2019    Post subject: Reply with quote

grr666 wrote:
I changed the boiler in my house from a fucking dreadful BAXI gas fire / back boiler with a tanked hot water system for a fucking massive Bosch Worcester Combi boiler ... My gas bills before I bought it were coming in at around 800 quid per quarter on average and the house was always bloody freezing...


I got one of those (Baxi that is). My bills aren't that high (18 degs is considered tropical in this house) but I'm interested in the %ge decrease in the bills you observed. Pip pip.
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M.C
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PostPosted: 13:16 - 15 Jan 2019    Post subject: Reply with quote

Tracey Suntan-King wrote:
I suggest you might also want to consider what sort of neighbours you will have.

Low value, low demand for owner occupation, absentee landlord area? The occupants of neighbouring properties may not have the same "values" as you and anti-social behavour, no local pride and no interest in maintenance of homes or communal areas may impact on YOUR quality of life.

Then again, I don't know gou.

Maybe it will be more a case of "there goes the neighbourhood" when YOU move in Wink

It's the North. It'll be shit Very Happy Virtually every house on the road has an alarm which I'm taking as a good sign Thumbs Up

The flats I've been looking at are all going to be doley BTL properties, there was one owner/occupier block (seen a couple of flats there) on an estate of doley BTL flats which I thought might be bearable.

If it turns out to be chav scum asbo hell I can always go Harry Brown on them?
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Diggs
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PostPosted: 13:39 - 15 Jan 2019    Post subject: Reply with quote

You moving to Sunderland then?
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M.C
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PostPosted: 13:51 - 15 Jan 2019    Post subject: Reply with quote

Diggs wrote:
You moving to Sunderland then?

I'm not that desperate (yet) Smile Everything I'm looking at seems to be in the sex abuse triangle Thinking
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Diggs
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PostPosted: 13:55 - 15 Jan 2019    Post subject: Reply with quote

Ahhh. Cleckhuddersfax. Welcome to God's own county!
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DrSnoosnoo
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PostPosted: 14:16 - 15 Jan 2019    Post subject: Reply with quote

Diggs wrote:
Ahhh. Cleckhuddersfax. Welcome to God's own county!


It's The Peoples' Republic of Cleckhuddersfax.
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