Edwardian Properties 1901 to 1914

This information sheet gives guidance on the typical problems that surveyors find when looking at Edwardian properties. We would add that there are always regional variations and that our surveyors are often coming across new issues, but the following has been given as a general guidance. We would of course recommend that you seek advice from a Chartered Building Surveyor before you proceed with any purchase.

Identifying an Edwardian Property

Edwardian properties were mainly built during Queen Victoria 's reign from 1837 to 1901 although as with any architectural style it does tend to run on past this stage and also influence architecture in years to come.

As with properties of any era Edwardian properties come in many shapes and sizes. However, typically, these would have originally been built in brick with a slate roof and bay windows; they would also have had decorative joinery and stained glass windows. Many of the original features still remain on Edwardian properties.

Edwardian houses are often mistaken for Victorian houses; however they are slightly more ornate and the windows are more of a square shape than a rectangular shape, but still using sliding sash windows. The working class Edwardian properties were typified by the many thousands of terraces built in this era in the more industrial towns and cities. Larger properties tended to follow a similar style on a larger scale.

Typical Problems in Edwardian Properties

Chimney Stacks

Often there is weathered pointing to the chimney causing dampness, or the original lead flashings have been replaced with cement flashings, again causing dampness. Dampness can get in via the top of the chimney pots. Leaning chimney pots is often a sign that there are problems in this area for example sulphate attack can develop from a damp chimney causing twists and leaning to the chimneys.

Parapet Walls

These can also suffer where the original lead flashings have been replaced by a cement flashing and dampness gets into the property. Also the exposed location causes weathering of the pointing and dampness to get in.

Skylights

If original, these have not been usually well maintained and the timber is deteriorating.

Roof Coverings

Slate - Problems such as nail sickness where the original nails rust which no longer keep the slates in place and requiring re-roofing.

Valley gutters which have been badly repaired over the years can cause dampness to get into the structure.

The original slate roof having a lead ridge, not been repaired properly. Things to look out for are lead tingles; these hold the slates in place where the nails have rusted away. A general rule of thumb is more than a dozen lead tingles and the roof is in need of repair and possibly the batterns too.

Manmade Slates - Problems can be caused where wind touches the edge of these tiles and lifts them as they are light and thin and where they have been insufficiently lapped. This can also be a problem on a natural slate roof too.

Stone Tile Roof - The problem with stone tiles is the sheer weight of them and dampness gets into the timber structure which causes woodworm, wet rot and dry rot. The weight also causes the roof to spread.

Replacement Concrete Tile - These have been used where the original slates have been replaced and can cause problems to the structure as they are much heavier than the slates. You need to check that additional supports have been put in the roof to avoid roof spread; this is where the weight of the tiles on the roof literally spread the walls of the building.

Clay Tile - Two types of clay tiles – handmade and machine made. Handmade tend to not sit particularly well because they are all up and down, problems with wind blown rain getting underneath them.

Metal or Flat Roofs - Although known as flat roofs they should have a fall of approximately 12 degrees. Original flat roofs used metal such as lead and zinc. All metal roofs have problems with the joints and rusting and dampness gets into the decking beneath; once it starts to sag you get the ponding effect.

Felt and Asphalt on Flat Roofs - Problems can arise with deterioration caused by the sun's heat and frost attack in the winter. All flat roofs have a rightly deserved reputation for leaking.

Roof Structure and Loft Space

The structure should be checked for woodworm, wet rot and dry rot. With woodworm we are often coming across examples where the woodworm has been active and occasionally treatment has been recommended. A newer problem that we are coming across is condensation within roof structures, with a modern insulation requirement and lack of ventilation in the roof this is causing condensation.

Gutters and Downpipes

Originally these would have been cast iron. If they have not been well maintained they may have rusted or cracked over the years; checks need to be made as considerable damage can be caused by water coming from these. Equally, replacement plastic gutters and downpipes may not be supported correctly; this often occurs where the old cast iron brackets are used and extra brackets have not been added to give enough support when converting to plastic.

External Walls

Things to look out for with brickwork is structural cracking. This is fairly difficult to establish on older properties as many of them have cracks with no problems at all and can cope with far more movement than a modern property. However, structural cracking may be caused due to an inadequate foundation – for example typically to a front bay window area, and subsidence and heave could also be caused by nearby trees. Typically in this age of property we see Flemish bond or English bond brickwork.

A big problem with these properties is where the original lime mortar has been repointed in a cement mortar which can cause deterioration to the brickwork and will also hold dampness within the wall.