Buying an Older Property - 10 Things to Look Out For

Introduction

Amid the growing popularity of brand new homes, the lure of an older property can, for some, be irresistible. Older homes tend to have bagged the best locations. Many have larger rooms, more storage space, more substantial internal walls and larger gardens than their more modern counterparts. Their admirers claim they have, quite simply, more ‘character’ than these new kids on the block.

If you’re in danger of being swept away by the charms of a chocolate-box cottage or a Georgian gem, slow down. Try to look dispassionately at the object of your affection. Unless you have a long purse, you will need to be mindful of any expense involved in bringing your dream home up to an acceptable standard now (though grants may be available in some cases) and maintaining it in the future. Leaving aside financial issues, the disruption caused by remedial works can be considerable.

To prevent your dream from becoming a nightmare, ensure you are aware of exactly what will be involved, in all respects, before committing yourself to a purchase. Remember that some improvements will require planning permission and/or other approvals.

Surveying the scene

During your first viewing, try to form as thorough an impression as possible of overall structural condition. Be objective. If there appear to be significant faults, you can walk away now and save on survey costs.

If you decide to proceed with a survey, the surveyor will be able to advise you on the cost of any necessary structural work. He or she may recommend a specialist test or inspection of such services as the heating, the drains or the wiring.

Particularly when buying an older property, don’t be tempted to save money by skipping the survey. Forewarned is forearmed, besides which you may well recoup your expenditure by persuading the vendor to accept less than the asking price if the survey reveals major shortcomings.

Here are some of the things to watch out for when buying an older home.

1. Ropey roof
Before you go inside, take a look at the roof. Are there missing or slipped tiles or slates? Does the flashing appear sound? Though you may be too far away to identify some problems, you should be able to form a general impression.

If the property looks as if it would need a new roof sooner rather than later, you may want to think twice about making an offer: re-roofing is a messy and disruptive business.

2. Cracked walls
Cracks in walls may be caused by subsidence, a word that strikes fear into the hearts of homeowners. It raises the grisly spectre of underpinning, or even, in extreme cases, deepening or replacing foundations.

However, cracks do not automatically indicate subsidence. They may also be caused by, for example, changes in temperature or humidity. Only a surveyor can identify with certainty the cause of a crack. Subsidence cracks are usually 1mm or more in width, and they are often wider at the top than at the bottom.

3. Dodgy drains and sewers

Faulty drains and sewers can lead to other problems, including subsidence.

While newer installations have plastic pipes, many older ones have clay pipes. The latter are susceptible to damage by tree roots, which grow through the pipe walls and cause blockages. Be alert for overflowing manhole covers or drain covers, and unpleasant smells.

4. Substandard electrics
Electrical installations that do not meet today’s standards are common in older homes. When you view a property, ask when it was last rewired and who carried out the work.

Because much of the wiring will be hidden under floors and behind skirting boards, it may be impossible to see some things, but if sockets are the old-fashioned two-pronged variety (which do still exist), or any visible wiring looks damaged, rewiring will certainly be required.

5. Plumbing problems
Elderly plumbing can be noisy. In the worst case, it may not work properly.

Some problems are minor and easy to spot, such as dripping taps and blocked sinks. Take a look at pipework, tanks and cylinders if you can. Ask what work has been done on the plumbing, by whom, and when.

Older properties often do not have the number of bathrooms today’s purchaser demands. To get an idea of how easy (or otherwise) it would be to install an extra bathroom, check where the water supply and waste pipes run.

6. Damp
Rising damp, the most common type, is caused by moisture from the ground travelling up through the walls. Damaged plaster and stained walls often betray its presence.

Most homes have a damp proof course that protects against rising damp. In an older building, however, the course may no longer be effective. A very old property may not have a damp proof course at all, though it is usually possible to install one.

Penetrating damp is caused by moisture coming through the roof or walls, usually as the result of damage. The exact cause of the problem can be hard to identify, and thus to remedy.

If there is cause for concern, your surveyor should recommend commissioning a damp report, which specialist damp companies usually undertake, free of charge, as part of their quotation procedure.

7. Fungal decay and woodworm

Fungal decay (dry rot and wet rot), the result of damp, can cause serious problems if left untreated. As it is often present in woodwork that has been decorated, it can be difficult to spot.

Tiny holes in woodwork may be evidence of an old woodworm attack that has already been treated. Fresh activity is usually indicated by the presence of a fine powder, produced by feeding larvae.

If there is a current problem, it can be dealt with successfully, but, depending on the extent of the work needed, you will probably not be able to live in the property while it is carried out, or for several weeks afterwards.

Companies that treat damp usually also cover timber reports and treatments.

8. Lack of energy efficiency
Older homes are unlikely to be as energy efficient as ones built to current specifications, and can therefore cost more to run, as well as being less environmentally friendly.

Insulation may well be deficient. However, a loft can be insulated relatively cheaply and easily, and cavity walls (usual in properties built post-1930) can also be insulated.

Another common problem is an outdated, or exhausted, heating system. You may need to budget for replacing the boiler, or even the entire system.

Windows may not be double glazed. If, additionally, they are in poor condition, it may be wise to consider replacing them. Replacement windows should be in keeping with the property, in style and materials, or they may detract from its value. In some cases, secondary glazing may be better.

9. Poor security
Such items as door locks, window catches and outside lights may be inadequate to modern requirements, and the property may not be fitted with an intruder alarm.

10. Short lease

As the length of a lease diminishes over time, an older property may well have a shorter lease than a newer one. The duration of the lease has a direct bearing on a property’s value, so it may appear that you’re getting a bargain when, in fact, you’re not.

For more information about leasehold property, see Understanding Freehold and Leasehold.

But don’t be deterred …

Despite the issues we have highlighted, there’s no doubt that an older property is the right choice for many people. Thorough research and planning, combined with a realistic attitude, should reduce any potential for nasty surprises.

If you’re attracted by the idea of a period property, but put off by the hassle and expense of restoration and modernisation, one that has already been renovated by a reputable developer may offer the ideal solution.

Related Articles

• Understanding Freehold and Leasehold
• A Guide to Surveys
• Buying a Property in England or Wales
• Buying in Scotland