[Closed] Buying a fixer upper house, need some advice on fixing it up

Can you get a mortgage on it? Can be tricky with non standard construction. I'd check that before looking at the other stuff

Is it a 1940/50's wooden construction that's had a brick skin built around it at some point?

Other option is to flatten it and rebuild, but that seems a bit much

TBH it sounds like it needs knocking down and starting again.
Patching up the existing structure sounds a bit of a waste.
(For example, it sounds like all the internal walls are partitions, so replacing the floor might require those to be removed.
Uneven floor is concerning)

Septic tank - I'd have a survey done on that by a specialist first. It might be shot beyond use, and I think there was a recent change to law that tightens up the regs around discharging through then possibly requiring their replacement if they arent up to standard.

Septic tanks cant discharge anymore. So either it's a pump out job or a treatment type.

Has it got a home report on it?

I'd not be surprised if its un mortgageable due to the construction

It needs floors and a roof. The walls are single skin so need insulation.

Factor in a new oil tank and CH system and a rewire...

Your probably into just bulldoze n start again tackle....

But that's me being cynical.

Got a link. I'm nosey andas I've just bought a place I'm not going to steal it

Unless its 2 p to buy sounds like a money and time pit to me

Many years ago i bought a house that had not been touched for 30 years but it was structurally sound. took all my spare time for two years to do it up - new kitchen, complete rewire, complete replumb, window repairs then decorate

Uneven floors could be a sign of something seriously wrong or it could just be wonky. We have a drop of several inches across my flat but its sound

We have a drop of several inches across my flat but its sound

There was so much drop across my tenement flat i could actually feel it lengthways when lying in bed.

Cheers so far.
Home report says suitable for mortgaging, septic tank I assumed was a pumped jobbie (no pun intended)

It's a 1950s wooden structure with a brick skin.

I suspect the uneaven floors are due to damp. I can also see the downpipes for guttering terminate halfway down the wall, in done cases, so that'll not help.

It's been on the market since September, asking oo £108k I think with the work needing done around £90k will get it.
Too much dosh for the plot on its own.

Just to add. It was lived in a few years ago, and has double glazing new shower etc. So would be a shame to demolish it.

Things have moved on a lot. What was considered 'habitable' when it was built would be condemned today. Sounds to me to be a bit 'jerry built' with little regard for regulations. If you want something suitable for the 21st century, then a meeting with a big yellow digger might be preferable - it'll be difficult to meet insulation and air-tightness of a new build when there are structural issues e.g. uninsulated, floor, non structural walls. Also, what are your plans? If you're going to be staying there until you leave feet-first in a box or are planning on selling/moving in a few years. Finally, bear in mind refurbishments are eligible for VAT whereas new builds aren't.

Link?

https://www.zoopla.co.uk/for-sale/details/56375305

Bit if a quirky area too. Old ww2 fortification. Lots of below ground bunkers with caravans on top!

I'll bring my banjo

Looks better than your description painted it.

Got a good local builder?

I'd go n have a look, get in the loft. Get an endoscope and have a look under the floors.

It does doesn't it!
We'll get a nosey round as soon as we can, then if it still looks feasible, get a better look with s tradesman in tow.
I'll be contacting home energy Scotland for advice on thermal and heating grants too.

The home reports can be a bit blunt, but it was more, odd bit of damp here and there and uneaven floor in the conservatory

That looks like a couple houses locally that are unmortgagable by normal means.

They are for sale sub 100k in a market that a comparable standard build is 200k +

That does look like it's had an additional skin of brick round it but I'd be in the its probably cheaper to start again. - and your house wouldbt look like someone's home built shed.

One of the ones I noted cheap locally has actually been knocked down ( was in garlogie for anyone who knows the area on the road to the smithies)

The others in banchory /raemoir and was taken off the market iirc

Be absolutely sure it is accepted construction even if your a cash buyer because no matter what you do short of razing it to the ground it'll never lose that stigma within the valuation process and you'll struggle to sell

I think the technical terms for what you have there is a 'shed' converted to a dwelling...

What are the other neighbouring properties like? New builds or similar houses?

That's an odd layout if the only way into the kitchen is through the conservatory?

Lots of land though - either to extend, or knock down and start again

Neighbouring builds are some of the same, next door was rebuilt probably 10 years ago, other side is a ww2 bunker with a static caravan on top. Up the road about 500 yds is a new development.
This is somewhere in between. it's a step away from the huts like in carbeth if you know it, but only just.

For value, the area is cheap. So it'll never be a £200k house. There was a lovely detached 3 bed cottage round the corner that sold for £160k, so not an investment unless the area becomes much more popular. This is possible, as there are a few planing proposals nearby, but also development potential in the area is limited due to the ww2 structures and archaeological artefacts.

Edit, next door is up for sale too, £260k.
Maybe some scope then..

If you've found a house you like, and are considering knocking it down and rebuilding, why don't you just go look for a plot of land instead? That's surely got to be easier and cheaper?

I'd much rather not knock it down. In fact, I think that would prevent us from buying at all.

I was considering whether it is worth it, or if we'd forever be chucking money at it, more than normal anyway.

Personally, I think the building is livable in as is, for an early summer move. Then update heating etc over the summer ready for wintering.

I like the apex ceilings, the false beams are a bit much, but quirky. The layout is easily changed if needed, think the kitchen needs to be accessed via the lounge, not the conservatory, that's a bit weird. Or we just shift it all about and move the bedroom to the kitchen and have a kitchen lounge thing where one of the bedrooms is now...

One thing at a time though.

You've got to ask yourself why it's still on the market if it's been on since september.

I'd def be taking it down and replacing it with a modern pre-built type place.
Would be cool.

It's sometimes easier to not knock it down due to planning and just to modify what's there. Sometimes not the best £££ wise

I agree it looks habitual. I'd be getting a proper roof on and looking at maybe getting the floors up and concrete poured with UFH.

I think you'll find it will swallow a large amount of cash but if you're not aiming at flipping it for profit does it matter?

Yeah, to us it's about taking advantage of the grants etc, I think it's an ideal candidate for it. With the cashback grants and loans we could potentially have a spend of around £20k but an actual value of around £40-50k. Of course this is to be discussed with the home energy guys what's available. It's still in the weighing up stage, so we'll see.

Looking at the build, the front/gable sticky out bit is a relatively normal pitch, and tiled. Just the rear is shallow pitch and felt.
Our current cottage has about a 80% flat roof, similar construction. So were used to dealing with that.

So, those things aside, what would be the best way to heat And hot water the place? Options are ground source, the new builds up the road are air source. Still could solar PV, and or solar water too?

Replace conservatory windows with better glass? What's out there?

Reline the inner side of the outer walls with thermal board? The plasterboard/polystyrene stuff, or something else?

Ta

I would think the fundamental problem with the house is structural - the walls aren't designed to be load bearing, so replacing the roof could be a problem. Likewise, the floor slab isn't likely to be insulated or reinforced - digging it out in situ could be a real pain. Any insulation is likely to be a compromise and the windows/ doors aren't likely to meet the latest standards. Things like Air Source Heat Pumps don't work well in draughty, poorly-insulated houses.
By all means, look at all the options and get them priced up. Also don't discount how much it would cost you to rebuild the same size ~90m2 using a modern timber frame construction - it will be warmer, stronger and you'll be able to sell it if you need to move plus you'll be able to get a mortgage if you need to borrow more money.

https://www.google.com/maps/ @55.9850809,-4.8049994,3a,75y,236.07h,64.6t/data=!3m6!1e1!3m4!1suFushpXxQF_RiCShoiKv9Q!2e0!7i13312!8i6656

no from me for the road and the neighbours

Lol.

It's a weird setup there isn't it. But below the neighbors holiday caravan is a ww2 bunker. More further up the road, and gun turrets where the new builds are.

I'm not worried tbh.

I think you've been blind sided by the location and cost. Your looking at how to heat and improve a pretty crappy looking structure with some fairly expensive methods.

I say before you spend any money get the structure looked at by someone who knows what they are looking at -a builder perhaps ...

Going by the rest of the street on that link it looks like someone's holiday cabin that someone's tried to make into a residence.

I rarely care what people do with their money, but looking at those pictures I'm concerned that you'd be throwing good money away.
If it wasn't a wooden building with a brick skin then maybe, but that's really just a plot.

That said it could be a great place for a home.

Edit:
Your could put something like this (first one I found) on it for £120k
https://www.dan-wood.co.uk/en/projects/perfect-86e

Properly built (hopefully), proper electrics, insulation and plumbing.

Are you sure you can get trades at that location?

It's a busy market at the moment and good tradesmen won't be bothered driving to the boondocks for a chat.

Mate bought a cottage not a million miles from there and had a bastard awful time getting work done. I think there was an element of tradesmen having patches so other folk wouldn't even touch his house while he waited years to get stuff done.

Interesting comments so far, and all very welcome. They will certainly influence where we go with this,

At the moment, from the above its most likely not worth putting cash in to make it workable long term. Which is disappointing, but if it is unrealistic then it is.

Your looking at how to heat and improve a pretty crappy looking structure with some fairly expensive methods.

Yep, and trying to heat that is going to be a shocker.
Holiday "chalets" are built for summer use only, so heating would have been way down the list.

At the moment, from the above its most likely not worth putting cash in to make it workable long term. Which is disappointing, but if it is unrealistic then it is.

No, I don't think it is TBH (felt over wooden roof would send me running), but look at the options for a rebuild before giving up on it.
I'm pleased you've got an open mind and seem happy to accept answers you may not want to hear.

felt over wooden roof would send me running

Can I ask why?
We've a flat roof and have had no problems with it over the last 12 years. Maybe we've been lucky. But also, quoted a replacement for about £2k

If you're handy with the tools, a self build kit-house should be do-able from £750-1,000/m2 depending on the quality of finish / how many trades you need to employ.

Fleming Homes have a decent rep and reckon it can be done for £80k.

For a fixer upper you would hope that the skeleton of the house was sound, otherwise as others have said it's knockdown and start again.

Secondly if it's been on the market for that long lots of other people haven't seen a way of making something of it.

It's definitely a interesting spot but I'd not be going for it

Secondly if it’s been on the market for that long lots of other people haven’t seen a way of making something of it.

I do wonder if the Argyll and Bute, no covid cases then boom, lots, has had anything to do with lack of interest. Possibly not, but don't know.

@dovebiker

How are the self build timber framed houses as in your link that much different from what's there already, if it's in decent nick?
I mean 60 years on, but surely a frame allows any modern materials to fill the skin?

It'll be built on an insulated dpc' foundation

It'll have relevent breather membranes and a designed insulation package with calculated dew point to be in a proper place rather

It'll be of standard construction

It has airtightness standards

It'll be designed for year round living

It will be structurally sound -that roof structure appears to offer very little in the way of holding the walls together from what the pictures show and more so any significant snow load on the roof looks to be forcing the walls apart -unless I'm missing something from the roof structure. - or the rooms are significantly smaller than the camera makes them look

It'll have electrics and plumbing to code

It'll be sellable at the end for a value

The sample set of people above all saying be wary are a fair representation of people you'd likely be trying to sell to at the other end.

I like a project as much as the next guy and grew up in and around projects and I'd have that for a cheap holiday home (not that I regard 100k cheap) but as a year round house.....naw.

Re trades. That's the sort of location my dad would have gone and lived on site in the week to work on. Due to the lack of people willing to do that - it was strong money that made it worth doing - so the folk above are right to warn about trade access

Also it'll be designed with a life span in mind . A holiday chalet would never have been designed with more than about A 20 year life span.

good cycling round the peninsula ,
some trades are not that fond of the drive round even though its not that far . i work round that way sometimes . its a nice area . not far from from helensburgh
lots of people with air source heat round there ,

the building supplier in helensburgh deliver round there . even though a few trades wont travel there are a few locals in the same area . and if you are needing trades dumbarton helensburgh tradesman will travel round, it takes about forty mins from dumbarton

It’s within commuting distance of some of the biggest employers in the area (coil port and faslane) so if was an easy project would of sold well before now.

Also the grants from home energy Scotland are not much use.Have been through the application process recently would guess air source heating wouldn’t work with out full insulation and windows which you won’t get grants for so bit of a non starter unless your unemployed or on benefits of some sort.

Look at the shape of the house.

Look at the cladding above the conservatory.

Then scroll down the street to the White House at the bottom. Similar profile similar cladding.

I suspect your looking at that with a brick fascade.

Still keen ?
The video also makes the internal walls look like they are made out of back to back plaster board. Andooking at the window detailing the external walls don't look much better.

Have you actually been to and inside the property

I do wonder if the Argyll and Bute, no covid cases then boom, lots, has had anything to do with lack of interest. Possibly not, but don’t know.

Probably more down to the fact it's an hours round trip to Helensburgh or up to two and a half to Glasgow (assuming you don't have to contend with golf traffic in summer or flooding at Bowling in winter) with not much to show for £100k other than a view of Inverclyde and a house that needs completely redoing. Personally, if I was spending that I'd want something with a bit more substance.

Looking at the area, you're buying the land and not much else. Whether you can live with the look of the place is up to you but if you ever want to sell...

Have you actually been to and inside the property

nope, we saw it advertised on friday and were arranging a viewing for early this week, but they got back to us to say it sold on friday!

could have dodged a bullet. could have been OK for us, don't know. It was lived in full time, so the idea it was a holiday property wasn't right. home report was OK. roof was standard construction, but the walls, being timber frame were not. I think any timber frame would be regarded as non standard (i.e. not stone, brick or block).

A holiday chalet would never have been designed with more than about A 20 year life span.

it's stood there for 60-80 years. pretty sure if it was going to fall down it would have by now.

Probably more down to the fact it’s an hours round trip to Helensburgh or up to two and a half to Glasgow

30-45 mins to helensburgh and about 1h 15 to my work in bishopbriggs, if I need to get there.

anyway, its gone, we are still looking and have included plots too, as self build may well be the way to get something we want, though grand designs it will not be, I also hope that grand designs problems it will not have (as many of). 🙂

Some great kits out there for self build stuff that's for sure.

Pretty sure timber frame is a standard construction or there are a lot of unmortgageable new builds out there. Just depends on the method used I think.

30-45 mins to helensburgh and about 1h 15 to my work in bishopbriggs, if I need to get there.

Round trip, not each way 😉

be interesting to see what happens to it going forward.....

" I think any timber frame would be regarded as non standard (i.e. not stone, brick or block)."

Thats not the case and is why i believe its a modified holiday chalet .

but moot point anyway

be interested to see how long till its knocked down

Must admit when I clicked on the link....my immediate reaction was YIKES!

The only reason you wouldn't knock it down, is because you need to live in it for a while, before you knock it down!