Tudor Period - 1485 - 1603

This information sheet gives guidance on the typical problems that surveyors find when looking at Tudor 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 offered as a general guide. We would of course recommend that you seek advice from a Chartered Building Surveyor before you proceed with any purchase.

Identifying a Tudor Property

Tudor properties are typically identified by their timber structure, often known as half timber houses or black and white houses. They use local materials such as thatch for the roof or clay tiles, with rendered wall finishes on wattle and daub brickwork, depending on the area.

Typical Problems found with Tudor Properties

CHIMNEY STACKS

Often these properties wouldn't have originally been built with chimneys – the chimney stacks would have been added at a later date. Nevertheless they are old and exposed and therefore will suffer from the typical problems of weathered pointing allowing dampness into the structure.

The cement flashings should be lead. Often there are leaning chimney pots and leaning chimneys. There could also be problems with sulphate attack – where the dampness is mixed with the soot and expands and causes the chimney to lean over. The north facing side is always damper than the other sides, seen famously on church spires.

Dormer Windows

These may have been added at a later date when the roof has been altered or reconfigured. Typically these are purpose made and in timber and suffer from wet rot, woodworm etc.

ROOF COVERINGS AND UNDERLAYERS

Various different materials were used.

Thatch - Reed straw is typically used for thatch roofs. Problems can occur when they are not well maintained and you can get deterioration due to dampness, birds and vermin stealing the straw to make nests along with vibrations from passing cars. Things to look out for are when the protective mesh is higher than the thatch, moss on the thatch and darker colours in the thatch.

Clay Peg Tiles - These are hand made clay tiles with wood fixings and the original wood pegs tend to rot and then get replaced by metal nails which can rust, therefore the tiles are uneven. Also, due to their age, they can start to deteriorate. Generally flashings on older roofs should be in lead as lead is the most durable material. Concrete flashings tend to crack and allow dampness in as does felt.

Stone Slates - Stone slates tend to be used where the stone is available such as in the north of England . Problems can occur with the sheer weight of the tiles or where they have been inappropriately repaired.

Flat Roofs - Often extensions and alterations are added over the years such as flat roofs. Flat roofs are rightly renowned for the problems they can cause with leaks, which in turn can cause deterioration problems to the structure.

Other Roofs - Many of the original roof coverings have been replaced with slate, concrete tiles etc. Problems can occur with these tiles being used inappropriately, such as at too shallow an angle.

Local Variations - As with all materials there are local variations, for example, there are pan tiles which are a shaped tile and used in the East Anglia area.

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 can cause problems if they are not supported correctly; this occurs when the old cast iron brackets are utilised but do not give enough support to the lighter plastic replacement.

Gutters and downpipes will not be found on thatched properties – the water is meant to dissipate through the thatch. However on many properties there will be some drainage, for example to the pitch to the flat roofs. This is usually cast iron and you should watch out for it rusting and cracking as considerable damage can be caused by this.

External Walls

Typically the structural timber frame can be identified, although in some cases it is covered with a render. It is important to ensure that there is no structurally significant wet rot, dry rot or woodworm particularly to the sole plates; these are the ones that are at the base of the property. If any primary timbers (the structural timbers) are deteriorating in any way then this can cause problems.

External Joinery

Originally these properties would have had horizontal sliding sash windows or casement windows. Indeed, the older properties wouldn't have had window glass in but would have had shutters and would have been adapted and altered over the years. Typically in this age of property we look for woodworm and wet rot to the newer replacement windows.

EXTERNAL DECORATION

If rendered, redecoration has to be kept in good order as this is the protective layer on the outside of the property. Timber should always be appropriately treated.

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.

It is likely that timber frame buildings would have been infilled with a wattle and daub. Over the years, no doubt, part of the structure would have been repaired/replaced. This replacement often took the form of brickwork, although there is no way of telling without destructive testing as all walls are covered with a render.

FLOORS

Originally would have been earth or a lime based mix. These have often been replaced with timber floors or concrete floors. Sometimes we come across problems with the concrete floors where there is no allowance been made for movement in the structure and cracking can occur.

DAMPNESS

The subject of many arguments. We believe that older properties should have an element of moisture as it is integral to how the materials work and interact between themselves and throughout the seasons.

Timber Defects

Particular concern and care should be taken to investigate the property for woodworm. Most older properties have had woodworm and it's where the woodworm is active that is important.

Wells

Most properties of this age would have had a well or be situated near to a well so we try and identify where this is or was. There can often be problems around this area.

Services

Electrics, plumbing etc. The main drains would have been added at a later date but still nevertheless can be fairly old and can often leak.

Cellars and Vaults

Much more common in older properties and used mainly for storage.