Property Advice: Heating solutions for a house built in the 1960s

There are so many options and so much advice out there that it can be intimidating. It can cause false starts, leading to frustration all around. Worst of all, it can leave us with that feeling of powerlessness.

Reading between the lines, I have the notion that you must have contacted the various grant authorities and sounded them out about funding, but no joy? Building on this assumption and the possibility that you are going to fund works yourself, let’s proceed.

Just like people, buildings are complicated. I have worked as a building surveyor for over 20 years and believe it or not, I could count the number of buildings that were identical in their behaviour on one hand.

Even buildings that were built in the same era may behave differently. Why? Well, a myriad of reasons: Exposure, orientation, construction type, variations in the quality of materials, variations in workmanship, previous maintenance (or lack of), previous works (extensions/alterations, etc), impact by flood, burst pipes. There are so many other things.

When deciding on a heating system it is important the ‘heat loss envelope’ is looked at. What is the heat loss envelope you may ask?

In short, it’s the roof, walls, floors, windows, and doors where heat can pass through to the outside. Heat will pass through materials where there is no thermal resistance. Insulation is the most common thermal resistance to heat loss. There is little point in upgrading the heating system if all that delicious heat is going to leave the building.

The make-up of the fabric of the building must be understood so that it may be properly remediated — particularly if it is found to contribute to heat loss.

You mention mass concrete, but this can vary in construction. For example, mass concrete to a construction professional is usually understood to be shuttered and poured concrete. Whereas a 1960s building is more often than not concrete hollow block construction. Different types of construction often require different treatment or variations of a treatment. So where to start?

There are plenty of government publications with very good advice and I would encourage you to study these.

However, I think you can probably guess where I am going with this. I’d advise that you get in a construction professional like a chartered building surveyor to look at a solution for you and your building. They will assess the fabric and may have to do some digging, literally. Request that they draw up a scope of works that will be carried out on a phased basis. Phasing will be disruptive, but it will be financially manageable.

Your professional will also be able to redesign your internal space and who knows, there might just be enough room for an en-suite on the first floor. Plans and a scope of works along with phasing allows you to control the finances.

It will also give confidence to trades like your plumber, because they will now have enough detail to price work and to step in and carry out their part of the upgrade.

As you are an Irish Examiner reader, you may have seen the answer to the query put in by Frances and Joe some weeks ago (“Is it ‘green’ to want to buy a stove? We don’t want to be blue with the cold.”). It was based on heating upgrades and their wish to fend off the cold. There may be some aspects in this article that you can carry out in the meanwhile.

You say your windows are 25 years old but they may still have a thermal value. Before throwing anything out have things fully assessed by your professional.

Kitchen revamp

As for the Hyacinth Bucket (Bouquet) décor in your kitchen, it seems that the ’90s are on trend at present, at least in jeans and jumpers anyway. A friend of mine used to do a roaring business in interior decorating (painter) and most of her work was revamping outdated kitchens. She basically repainted and decorated cupboard doors. Before throwing anything out, ring around and see if anyone can provide this service in your area. It may be a lot cheaper than a replacement kitchen. Or perhaps you can keep the carcass and replace the doors only or change out the countertop?

But please consider revamping and stand and be counted as a sustainability warrior. I wish you luck on your journey and you might let us know how you get on.

• Brigid Browne is a chartered building surveyor and chair of the Southern Region of the Society of Chartered Surveyors Ireland. She is the owner/managing director of Cashel-based Fortress Planning which offers a range of services including assigned certifier, design certifier, building surveyor, and conservation consultancy to clients all over the country. 

www.fortressplanning.ie

If you have a property related query or issue you would like to raise with Brigid, please email irishexaminerpropertyqueries@scsi.ie