10 Conversion Problems....Solved!

Developer and conversions expert Michael Brinsmead lists the top 10 factors to look out for when considering buying a property to convert.

1. NO FOUNDATIONS

Many old buildings do not have much in the way of foundations and whilst this might at first seem alarming, it may not be a problem in itself providing you do not intend to introduce new loadings and the ground is stable. If you will be using new loadings then it will be necessary to seek the help of a structural engineer. Take into account that underpinning or other means of improving foundations can be costly it varies wildly. Old buildings, if built on reasonable ground in the first place, will have settled over the years and introducing or reducing loadings may upset their equilibrium.

2. LACK OF PROPER FLOORS

Most old buildings were constructed with solid ground floors, often consisting of nothing more than a thin layer of paving bricks on top of the earth and this would certainly be the case for many old barns and other agricultural buildings, unless a concrete slab floor was added at a later date. Predictably, this type of floor is not good for resisting damp penetration or for achieving good thermal insulation. If this is the case with the property you are considering, then you will be relieved to hear that it is relatively simple to rectify, involving the ground being excavated to a sufficient depth to allow for a new concrete floor, and incorporating a damp-proof membrane and insulation.

3. UNSTABLE FIRST FLOORS

If converting an old house back from the dead, you should find that the upper floor levels are already established. It is, however, important to check out the sizes of existing joists and any beams supporting the floors. Houses were sometimes built with joists that were far from ideal for their span or the loadings they will have to bear when working as a modern home, and it may be necessary to introduce new beams to reduce their effective span. If you are introducing new walls on the upper levels of the building, then you will need to ensure that extra support is incorporated to take the weight of these.

4.POORLY INSULATED WALLS

It is highly unlikely that the walls of old buildings needing renovation will have sufficient thermal insulation for todays standards. If the walls are of solid 9 brickwork, also common in older houses, the damp and thermal barriers can be placed on the inside face of the wall. This is by far the best place to fit them as it preserves the external appearance and character of the building an important factor in all conversions. The thermal barrier can be introduced between the studwork before any plasterboard or other internal finish is fitted. The walls of timber structures, such as barns, lend themselves well to being upgraded with new timber cladding externally and insulation and plasterboard placed internally, between or over the existing timbers. It may be necessary to fix a layer of plywood sheathing to the outer surface of the existing timber structure before replacing the timber cladding, to give adequate structural stability.

5. ROTTEN FLOOR JOISTS

If you find that the existing floor in the building is suspended - made up of old floorboards resting on timber joists on sleeper walls - then the joists may have rotted over time, due to a lack of damp-proof membrane to prevent rising damp - common in buildings not initially intended for domestic use. The remedy is to remove the old floorboards and repair or replace the joists, introducing damp-proof courses where the joists sit on top of the sleeper walls. Ventilation of the space beneath the joists is important and should be checked and, if inadequate, introduced. Insulation will also need to be inserted between the joists before refitting the floorboards.

6. AWKWARD EXISTING FEATURES

If the building that you are planning to convert has never been used for any kind of residential purposes, for example an old barn or church, then it is likely that you will find yourself with one big open space. Whilst double-height spaces are all the rage, it is probable that you will at some point want to introduce intermediate floors in order to transform the house into a workable home. This can be a complicated process and will require consideration being given to the position of the new floor in relation to other features of the building. Barns, for example, may feature huge floor-to-ceiling openings, whilst in other types of building, beams and odd roof levels could get in the way of your new first floor. These same features can also get in the way when you come to introduce new windows, doors and staircases, so plan ahead for these. Dont forget, though, that it is these same awkward features that make conversions such an attractive prospect to many. They present the most exciting opportunities in terms of architectural design, so ensure you do not miss out on highlighting any unique existing features by not planning your design properly.

7. DAMP WALLS

It is not only the floors of old buildings that are likely to have been affected by damp walls are at risk too. Damp penetration can be dealt with by using a number of proprietary systems or by creating an inner stud wall, being sure to leave a gap between the existing and new surfaces. The best course of action is to treat the inside surface of the wall with a bituminous paint, such as Synthaprufe or Aquapruf, before erecting the studwork. A damp-proof course (dpc) can be introduced by chemical injection in solid brickwork by a specialist contractor and should come with a long-term guarantee.

8. THE REGULATIONS

The Building Regulations control all aspects of construction and conversions are no exception. Try to acquaint yourself with them, but dont expect them to be simple it may be easier to seek professional help. Although conforming to the Regulations is often seen as a hassle, they should be seen not as a problem, but as a basis on which to create your vision, your dream home some of the most imaginative design schemes are born from solutions to regulations and problems.

9. LACK OF NATURAL LIGHT

Getting enough light into converted buildings can be very challenging. Old houses will, of course, already have windows and great care should be taken to preserve their character where possible, rather than simply replacing them. With buildings other than houses you will often find openings of unusual shape and size, such as double-height barn doors, and it is often these features which the planners are unlikely to let you change. Take a bold approach to these features it will pay off in terms of the finished design. In addition, great effects can be created with glass slots, either used singly as one striking glazed panel, or grouped together a fantastic way of adding a contemporary touch to an old building. Roof windows and roof lanterns can be constructed to create tunnels of light into the spaces below and work particularly well with double-height areas. Placing rooflights side by side, horizontally or vertically, in banks, is an ideal way to get as much light as possible into conversions without ruining the original faade, but you may run into difficulties gaining planning permission.

10. NO INSULATION IN THE ROOF

To make your conversion comfortable and to conform to Building Regulations, you will need to introduce thermal insulation into the roof. If the roof is to be re-covered, the insulation can be placed above the rafters, creating a warm roof. Alternatively, insulation can be placed in between and to the underside of the rafters. Both systems give a warm roof space, useful for storage. Placing insulation between and over the ceiling joists is another option, but will result in a cold roof space. Remember that the use of rigid polyisocyanurate (PIR) foam insulation boards such as Celotex reduces the thickness of insulation required to meet regs. Manufacturers should offer help to select the right material for any circumstances.

Further Reading:

• Planning Approval for Conversions
• How to Spot the Best Conversion Opportunities