hausamneckar
2011-10-07 17:30:57
- #1
Hello,
we are looking for a house. Now we have found a semi-detached house which is perfect in terms of location, plot size, and living space. However, the house is over 100 years old and there are some things to be done on the house that are already foreseeable.
Among other things, energy measures such as window replacement, facade as well as attic insulation need to be done. In addition, new water pipes and everything else we would like to have (new bathrooms, one or two wall openings, etc.). These measures are calculable and within our budget.
What now makes us doubt is, on the one hand, the cellar of the house and, on the other hand, cracks in the facade.
The cellar consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already been to the cellar with an expert, who could not definitively determine the cause of the moisture.
1st possibility: The cellar was not ventilated for ages (which I don’t quite believe). Then the cause would be quickly fixed and we would only need to ventilate properly for a while.
2nd possibility: There is a rainwater pipe running underground along the outer wall of the cellar, which might be leaking or broken, causing water to press against the sandstone and stone wall of the cellar and then penetrate inside.
3rd possibility: Good question!!!
It should also be mentioned that the damp cellar is located on the sloping side of the house. On the damp wall, one can see water stains on the facade (above the ground level), which indicates that moisture has risen there up to about 2 meters. The current owner says that there has always been moisture in the cellar there for many, many years (depending on weather/temperature).
Does anyone have experience with something like this? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst that can happen to us? Never having a dry cellar or needing to replace the sandstones?
In addition, there are now vertical cracks in the front facade (west side and damp cellar wall). There is also one vertical crack on each of the two side walls. This suggests that the front part of the house has at some point (according to the owner’s statement over 30 years ago) settled.
Do you see this as critical or possibly even "normal"? Is it sufficient here to close the cracks or could there be structural problems and possibly further subsidence?
And now one last thing: between the cellar and the ground floor there is a wooden ceiling. In the damp cellar, the wooden beams of the ceiling are visible. These have holes in some places (woodworm). There are no wood shavings on the floor, so we do not know whether the worm is still active or (hopefully) already dead. In addition, all intermediate ceilings (3 floors) as well as some partition walls are made of wood (or timber framing). Is it somehow possible to determine whether the worm in the cellar is still active and especially whether it is also present in other parts of the house? In the ground floor, first floor, and attic, unfortunately, the floors and ceilings cannot be seen because there are floor coverings or the ceilings are paneled with wood.
Is it possible to quantify the risk with an old house with these obvious defects somehow or should we rather leave it alone?
I know it’s difficult to give an assessment here when you have not been on site. We would still be very, very grateful for your experiences, tips, advice, etc.
Thank you very much!
we are looking for a house. Now we have found a semi-detached house which is perfect in terms of location, plot size, and living space. However, the house is over 100 years old and there are some things to be done on the house that are already foreseeable.
Among other things, energy measures such as window replacement, facade as well as attic insulation need to be done. In addition, new water pipes and everything else we would like to have (new bathrooms, one or two wall openings, etc.). These measures are calculable and within our budget.
What now makes us doubt is, on the one hand, the cellar of the house and, on the other hand, cracks in the facade.
The cellar consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already been to the cellar with an expert, who could not definitively determine the cause of the moisture.
1st possibility: The cellar was not ventilated for ages (which I don’t quite believe). Then the cause would be quickly fixed and we would only need to ventilate properly for a while.
2nd possibility: There is a rainwater pipe running underground along the outer wall of the cellar, which might be leaking or broken, causing water to press against the sandstone and stone wall of the cellar and then penetrate inside.
3rd possibility: Good question!!!
It should also be mentioned that the damp cellar is located on the sloping side of the house. On the damp wall, one can see water stains on the facade (above the ground level), which indicates that moisture has risen there up to about 2 meters. The current owner says that there has always been moisture in the cellar there for many, many years (depending on weather/temperature).
Does anyone have experience with something like this? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst that can happen to us? Never having a dry cellar or needing to replace the sandstones?
In addition, there are now vertical cracks in the front facade (west side and damp cellar wall). There is also one vertical crack on each of the two side walls. This suggests that the front part of the house has at some point (according to the owner’s statement over 30 years ago) settled.
Do you see this as critical or possibly even "normal"? Is it sufficient here to close the cracks or could there be structural problems and possibly further subsidence?
And now one last thing: between the cellar and the ground floor there is a wooden ceiling. In the damp cellar, the wooden beams of the ceiling are visible. These have holes in some places (woodworm). There are no wood shavings on the floor, so we do not know whether the worm is still active or (hopefully) already dead. In addition, all intermediate ceilings (3 floors) as well as some partition walls are made of wood (or timber framing). Is it somehow possible to determine whether the worm in the cellar is still active and especially whether it is also present in other parts of the house? In the ground floor, first floor, and attic, unfortunately, the floors and ceilings cannot be seen because there are floor coverings or the ceilings are paneled with wood.
Is it possible to quantify the risk with an old house with these obvious defects somehow or should we rather leave it alone?
I know it’s difficult to give an assessment here when you have not been on site. We would still be very, very grateful for your experiences, tips, advice, etc.
Thank you very much!