Georgian Properties 1714 to 1830

This information sheet gives guidance on the typical problems that surveyors find when looking at Georgian 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 an Independent Chartered Building Surveyor before you proceed with any purchase.

Identifying a Georgian Property

Georgian properties are frequently identified in the working class and the middle class catagories by their rendered or stucco finish (imitation stone) and the roofs and/or the gutters and downpipes to the front elevation not being visible. The most classic feature of Georgian properties are the large sliding sash windows usually divided into six panes.

The architectural style was inspired by Greek and Roman architecture and is known as "neo classical" - in its original form it is usually very symmetrical, such as the architecture found in Cheltenham and Royal Tunbridge Wells, although today very often many extensions and alterations have been added over the years.

Typical Problems in Georgian Properties

CHIMNEY STACKS

The chimney stacks are often brick built with a render finish. The first difficulty is in seeing them as they are normally hidden from view from ground level - if you can get onto the roof you should. A close inspection is recommended as the chimneys are exposed. Typically problems come from deteriorating render allowing dampness into the property along with deteriorating flashings or lead flashings that have been replaced with cement flashings, which in turn deteriorate.

PARAPET WALLS

A classic feature of Georgian properties is the parapet wall. These can often be hiding problems to the roof. Parapet walls usually have box gutters next to them which can leak. Signs to watch out for are cracks to the render, spalling to the brickwork and flaking to the paintwork. Also you should watch out for the coping stones allowing dampness into the structure.

SKYLIGHTS

Often added to this age of property. The difficulty again is seeing them - you need to get onto the roof to inspect them closely.

ROOF COVERINGS AND UNDERLAYERS

The roof coverings are usually hidden from view. Originally they would have been slate, sometimes tile. Problems typically occur with rusting of the nail fixings of the slates as water leaks to the box gutters and the valley gutters often formed in them and hidden from view.

ROOF STRUCTURE AND LOFT SPACE

The roof 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. Current Building Regulations require insulation and lack of ventilation in the roof is often causing condensation.

GUTTERS AND DOWNPIPES AND SOIL AND VENT PIPES

Often hidden from view to the front of the property and having troublesome internal box gutters and valley gutters; you really have to get on the roof to see or identify signs that they are leaking from deterioration to the parapet wall using damp meters internally. A common problem we find is the drainage to the hopperheads to the rear of the property gets blocked and they overflow.

EXTERNAL WALLS

Render Finished Properties - Often finished with a painted render, sometimes finished with brickwork or could be finished with both! Problems to look out for with the render is hollow or cracked render allowing water into the property causing deteriorating damage. Also distinguishing between movement cracks in the property which is structural, or whether this is simply due to water getting behind the render. Problems can also occur where the wrong render mix has been used. If the property has been re-rendered with a render mix with too high a cement content this will not allow the property to move and breathe as an old property should.

Brickwork - in this age of property the pointing tends to have weathered and been repaired, often wrongly with a cement based pointing which can then cause problems to the brickwork which can also cause dampness to the property.

EXTERNAL JOINERY

Big sliding sash windows are a nice feature of this type of property, often with British window shutters which were used inside (it takes a skilled craftsman to repair these windows as often they are simply painted shut which is only noticed on the next hot day when every effort is made to open them!)

External decorations - the painting of the external render can be an onerous task but it is important that it is kept in good condition as this acts as a protective layer on the outside of the property. Any hollow render should be removed, repaired and then redecorated. We recommend using a hammer handle to check if the render is hollow or blown.

INTERNAL

CEILINGS, WALLS, PARTITIONS AND FINISHES

Originally lath and plaster ceilings and walls were used. Care needs to be taken when dealing with this type of finish as a fair amount of replastering will be needed if not careful.

FLOORS

These floors often have suspended timber floors and can have wet rot and dry in the floors. Dry rot eats the timber from the inside out and is more likely to happen in older properties in any damp conditions.

DAMPNESS

Damp proof courses were not originally put into this age of property, depending upon how the property has been maintained and altered over the years, this may or may not be a problem.

SERVICES

Electricity - Don't forget in this age of property originally they would have had gas lighting and electricity was very much a later addition. Typically the electrics have been amended and altered over the years - you always need to check for DIY alterations and old circuit and fuse boards.

Plumbing and Heating - Although state of the art when put in, lead pipework is no longer recommended as it's a health risk so it has been removed from the majority of houses but it still needs to be checked for.

Main Drains - The drains would have been added at a later date and would now be fairly old and leaks to the drains can cause problems. We always recommend a visual inspection.