Structural Issues & Progress Report
Once again, we’ve had a busy few weeks here at Diversify. We’re in the process of purchasing our first buy-to-sell (Flip) project, and work has now finally begun on our new HMO (House in Multiple Occupation) project. The HMO one involves turning an old, run-down 3 bed end terrace property into a 4 bedroom co-living/ HMO property, creating a lovely fresh living space for 4 people, whether they know each other or not. All bills and furniture are included within an easy to manage monthly rental fee. This is our first in this strategy, and in true Diversify fashion, we’re going to try to create something that stands out from the dreary magnolia soulless boxes you often see.
The work chaps have now stripped everything at the property so we can get some structural bowing sorted to the gable end wall, with some damp issues being treated also. They found a lovely tiled entrance area under the carpets at the front door which we’ll be keeping. Other than that, no real surprises yet other than that some of the plaster has managed to stay on the wall while they’ve been taking paper off. Result! We’re planning to remove the rear chimney breasts to make the rooms slightly larger too, so they found the usual back boiler hidden behind the gas fire that will need capping off and removing.
The bowing to this property had made it unmortgageable, so we were able buy the house at a discount to the previously accepted offer, as that offer was dependant on mortgage finance. Fortunately, we were able to get hold of the previous purchaser’s survey documents from the auction team (if you don't ask, you don't get!), so were able to see that issues were not that bad really. I did pass it under my surveyor boss’ nose just to make sure though, before taking the plunge and offering. We obtained quotes from a few local firms, and the structural works will cost in the region of £4-4.5k to put right. Not bad for a £15k discount on the purchase! Well, if you believe the figure the auction house have told us the other purchaser was going to pay!
These are the guys we're using for the work. Very knowledgeable. Check them out to see if they can help you with any building issues:
https://www.bcspreservation.co.uk/
What has happened to our house is that with the property being an end of terrace, and the floor joists spanning/ running parallel to the gable wall, there isn’t anything tying that wall into the building, so over time, as it’s settled and gotten old, the wall has bulged slightly at first floor level. A bit like the middle aged spread we all experience after skipping a few sessions, or weeks/ months, at the gym. Mid-terraces have the houses either side to prop them up, so this issue can be quite common with the end property. I now know the investor who owns the end terrace directly opposite, and as their property is also built on the edge of a hill, they had to rebuild the whole gable wall! I’m glad we didn’t need to go to all that trouble, or we’d have been stuffed!
The solution, in our case, is to “simply” provide lateral restraint by introducing a way of tying the parallel floor & ceiling joists to the gable wall, giving it a bit of extra support so it doesn’t continue moving away from the floor. New metal rods are drilled through the brickwork all along the first floor’s floor & ceiling structure, then through the sides of 3 to 4 joists, or through the joist ends, and resin cemented into the brickwork’s hole. Little wooden blocks (noggins) are installed between the floor joists to stop them collapsing into each other too.
Product link below:
https://www.helifix.co.uk/products/remedial-products/bowtie/
Again, check out their products to see if there's anything that might be of use to your projects.
Hopefully all this work will be enough to satisfy the next surveyor, and for the property to then become mortgageable for us once we carry out the rest of the refurbishment works. We’re aiming to get this one finished and tenanted before Christmas, so we’ll have to pull our fingers out soon and get our interior designer’s heads on. Who doesn’t love shopping for cushions & curtains!
