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Lynne Davis · 20-10-2012, 09:52 AM

The house that we've just bought was built circa 1900 (according to the vendor; surveyor said 1910s), so - I believe - it's very unlikely to have cavity walls. The EPC and surveyor both said that the walls were solid brick, but they're about 18 inches thick so how can that be?

I was intending to look into the possibility of installing internal insulation until I realised how thick the walls are - at that thickness they must surely have reasonable thermal insulation properties already, even if the EPC didn't make any allowance for this?

Michael Freer · 20-10-2012, 10:26 AM

Hello Lynne

Does the EPC indicate whether there would be any benefit to adding internal or external insulation (I've understand it can be done for free)? I would have thought that if there was any to be had it would have said so? After all, if there aren't low energy light bulbs everywhere they love to point out the cost saving of implementing them...

I also have a similar "single wall" terraced property built around the same time and the EPC does say adding wall insulation will save around £190 but the CO2 reduction is potentially cancelled out by the amount created during the materials manufacturing and installation processes.

Michael

Lynne Davis · 20-10-2012, 11:10 AM

Yes, the EPC has internal or external wall insulation as the top recommendation, giving typical savings of £384 over 3 years (at a cost of £4-14K). It describes the walls as "solid brick, as built, no insulation (assumed)" which is obviously just the default answer for houses that were built before cavity walls were the norm - but these walls are twice the usual thickness and I don't think the EPC has taken that into account at all. Surely it would make a difference!

Any DEAs here who can comment?

I enquired about the possibility of getting external insulation done for free but it turns out that the house only qualifies if the tenants are on benefits. It could be done through the Green Deal but I'm a bit wary of having to repay a loan via the bills on the property.

Most of the lightbulbs are already energy-savers and that was commented on. The other main improvement that was recommended was floor insulation, but the flooring is mostly in good nick and we're not about to rip it up if we don't have to!

It's already a grade E so there's no legal obligation on us to improve things; we just want to make it attractive to tenants! We are going to add some loft insulation and upgrade the heating system..

Michael Freer · 20-10-2012, 11:58 AM

Would the subtleties of you adding wall insulation really make a tenant think positively or negatively about renting the property? Anyone that did might ring a "fussy tenant" alarm bell with me.

As fuel prices continue to rise people are looking for energy efficiency but at the moment only think loft insulation and a fuel efficient boiler. Maybe in years to come their thinking will expand to walls too but by then, there will possibly be even more government incentives to make it even cheaper for anyone to have installed.

Pat Flatley · 20-10-2012, 12:04 PM

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Is it mid-terrace Lynne? (I'm thinking 2x 9" walls together), or are you saying all outer walls are 18"?

The only walls I've come across at that thickness all around are stone walls in which case I've built a timber frame inside and insulated that way (but you need enough floorspace to do this).

My own thinking is EPC can be slightly OTT and if taken literally can sometimes cost you and arm and a leg for relatively low return. You say you want to make it "attractive to tenants" are you sure your prospective tenants will even have EPC on their radar? (I'm with Michael re alarm bells).

Assuming none of the outer walls suffer from penetrating damp, if any feel really cold to the touch by comparison with others then you might think about bonding on polystyrene-backed plasterboard next time you decorate. Something like 'Thermaline Basic' will cost about £17 a sheet (so should be no more than about £50 per wall, plus adhesive). Some "well-read" types, or builders merchants may tell you this isn't good enough and suggest something more expensive with a vapour control barrier etc, depends on whether you prefer practical low-cost solutions or wasting money (if it's not broke don't fix it).

Lynne Davis · 20-10-2012, 12:16 PM

Yes, it's a mid-terrace and it's the front and back walls that are very thick. Don't know about the party walls. Would they just build 2 x 9" walls back to back, so four bricks thick? It was originally built as a railway worker's cottage, if that has any significance.

You're both right, I don't think the insulation is worth bothering with at the moment, but I'll certainly follow your advice, Pat, if we do decide to go for it. And if we do end up with DSS tenants then I'll think about the free external insulation again!

Time for a bit of thread drift now: there are some quite severe damp issues that we need to deal with - worse than I realised! - so if Pat or anyone else local can recommend a damp contractor who won't rip us off then that would be very much appreciated! I think the DPC has had it and there may be issues with the drains too. The house is in Stechford, B33, by the way.

Pat Flatley · 20-10-2012, 12:50 PM

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Afraid I dont have any good local timber/damp contacts Lynne (only bad ones lol).

Maybe keep "I think the DPC has had it" under your hat until you've established the source of the problem for sure and eliminated other causes and whether or not they're directly related (e.g. how many walls affected, common denominators such as solid floors, any ingress from outside etc)

Re drains, maybe start by cleaning/rodding them through to nearest manhole then re-assess.

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