1990s timber frame

[mattyy]

Evening all,

So we’re contemplating putting an offer on a property that we have just found out is a timber frame construction built in 1991.
I have actively not been looking at new builds due to the timber frame construction of these but now that we have viewed this property it kind of ticks all the boxes.

I guess my biggest concern is the fact it’s over 30 years old now and although looks in the good shape I am not sure how the resale will be affected in say 10-20 years time when the property is much older.

Should this be putting us off?
I should also note that we were hoping to convert the loft on this one which I’m lead to believe may be a bit more complex as well.

 

[Zefan]

Wasn't put off by an 86 timber frame. If it ticks all the boxes I wouldn't be put off, but then loft conversion wasn't a must for us. How much is one talking for additional strengthening required for the top floor? I can't imagine it's astronomical enough to be worth missing out on "ticks all the boxes".

 

[sovietspybob]

What kind of frame is it, does it have an outer wall of block or brick?

If so it's treated as 'traditional construction' and should have no impact on resale or insurance or the like.

 

[BUDFORCE]

What kind of frame is it, does it have an outer wall of block or brick?

If so it's treated as 'traditional construction' and should have no impact on resale or insurance or the like.

Exactly this.

It's not actually that uncommon.

One thing I would say is check it doesn't have spray cavity wall insulation and never get this done otherwise.

 

[mattyy]

What kind of frame is it, does it have an outer wall of block or brick?

If so it's treated as 'traditional construction' and should have no impact on resale or insurance or the like.

Yes, there is an outer wall block or brick.

I suppose my main concern is the age and the stories you hear relating to timber frames having short lifespans. I know this is entirely dependent on how well the frame is constructed, and you can always have badly built brick houses - and that is really what having a proper survey is for!

I guess I've always envisioned living in a brick house and have focused so much on the positives that brings, and was adement that I'd walk away from timber framed new builds, let alone 30year+ new builds.

 

[MikeTheNative]

As long as timber frames houses are built properly they are fine. The problems you get with new builds isn't that they are timber framed but they are rushed so one trade is starting working when they probably shouldn't have while another trade was meant to rectify something, didn't get to it and then it's left as they don't want to remove the other trades work. As timber frame houses are quicker to build this problem is worse as there is less leeway in the schedule to fix problems.

 

[sovietspybob]

Yes, there is an outer wall block or brick.

I suppose my main concern is the age and the stories you hear relating to timber frames having short lifespans. I know this is entirely dependent on how well the frame is constructed, and you can always have badly built brick houses - and that is really what having a proper survey is for!

I guess I've always envisioned living in a brick house and have focused so much on the positives that brings, and was adement that I'd walk away from timber framed new builds, let alone 30year+ new builds.

If its built like that (which most timber framed houses are) it's be no less long lived than any other 'brick' house with internal stud walls which again almost every modern house is.

What are the horror stories you've heard about timber framed houses as i did extensive research when we built our own house and timber framed seemed such a no brainer as there were no downsides at all?

 

[mattyy]

If its built like that (which most timber framed houses are) it's be no less long lived than any other 'brick' house with internal stud walls which again almost every modern house is.

What are the horror stories you've heard about timber framed houses as i did extensive research when we built our own house and timber framed seemed such a no brainer as there were no downsides at all?

Perhaps, but internal stud walls are exactly that, internal. Here we are talking about a timber frame that can potentially be exposed to the elements, a damp brick doesn't have many repercussions but a damp plank of wood will rot. Wood is obviously less durable than brick in most circumstances, which is where my reservations are.

Horror stories are mostly down to improper building, whereby timber frame are less forgiving to these mistakes. I suppose by a house still being stood for some amount of time could indicate that the build is good, I guess I still can't get out of my head that wood has the potential to break down a lot easier/quicker than brick.

 

[Derek W]

The way I like to think about things when folk have concerns about horror timber frames instead of safe old double block skin construction is how many times have you had to replace your timber truss roof in any of the other houses you've lived in?

None is the answer cos the roof is ventilated and it would tend to have roofing felt / breather membrane on it to reduce the risk of anything rotting. The exact same way a timber frame wall is ventilated and will have a breather membrane on the back of the osb protecting it from any moisture that does reach the cavity.

 

[BUDFORCE]

Yup, which is why you need to check if it's has spray cavity foam insulation.

If it has don't touch it, the spray foam can stop the timber breathing, and if moisture gets in it, it can rot and cause you serious structural problems.

I work for a mortgage lender and our valuers say these with insulation are not suitable security, which in turn will affect saleability, regardless of whether any actual problems are present or not.

Obviously if you have a timber framed property and a firm approaches you (sometimes they'll even do it for free) tell them where to go, those companies are unscrupulous and will do it anyway.