Daring to be Different
These days you can buy almost anything 'off the peg' - be it
clothes, shoes, kitchens, bathrooms and even houses. But sometimes
it's rather satisfying to be in a position to opt for something a
little different such as a made-to-measure suit, designer dress or
limited edition car. It may be that you have chosen this route with
your home, or perhaps even inherited a property which an insurance
company will classify as 'non standard'.
It may not become apparent that your new home is significantly
different to any other, that is until you come to arrange a
mortgage and insure the property. A surprising number of UK
properties feature these specific building traits and, as always,
forewarned is forearmed. As long as you have a clear understanding
of what makes your property differ from the rest and inform both
your insurer and mortgage provider accordingly, you will be able to
secure proper cover.
So, what signifies a 'non standard' property and how can you
overcome any associated issues which may arise? Standard
construction for residential properties is bricks and mortar or
stone, with a slate or tiled roof. Non standard properties can
feature one or more of the following aspects in their
construction:
Timber Framed
An engineered and proven system, timber framed construction is
the norm in many counties, in fact it's estimated that over 70% of
people in the developed world live in timber frame properties.
Interestingly, the UK shows the lowest percentage of timber frame
houses at around 8%. However, it is showing the greatest potential
for increasing market share as last year one in four new homes was
of timber frame construction. A modern masonry house usually
consists of an inner supporting wall made of concrete blocks and an
outer supporting wall of brick. Alternatively, the inner wall can
be a timber frame strong enough to carry the entire load of the
house. Typically, timber frame houses are clad in brick and look
like any other house but stone, block and render, or timber
boarding can also be used externally.
Pros and Cons:
Timber buildings are generally durable, relatively easy to
maintain and ecologically friendly as wood is the only truly
sustainable form of building material. The UK has proof of this
with many fine examples still standing from the 15th century
onwards. Timber framed buildings are also ideal in a cold climate
where homes need to be able to be built fast (a typical timber
frame house can be weather-tight in less than five days) and can be
highly energy efficient. This naturally makes timber frame the most
popular form of construction in Scotland.
The modern timber frame home differs from buildings built by our
ancestors who used large section, solid hardwood oak frames.
However, subject to quality building materials and techniques being
used, timber can last indefinitely in the right conditions.
Granted, it can be prone to wet and dry rot as well as damage by
vermin but all this is preventable with proper maintenance. As for
fire risk, it is not uncommon for a burnt out building to still
have the charred timber frame left when all else has combusted!
Again, it's very much down to the quality of the build and size and
type of the wood sections used.
Steel Framed
Built using a modern method of construction, steel framed
properties have an impressive strength to weight ratio and offer
great design flexibility. It was this form of construction that
revolutionised the New York and other skylines across the world in
the latter part of the 19th century. Buildings advanced higher than
was ever dreamed possible and material price reductions in the
1960s made it an increasingly affordable option.
Pros and Cons:
The key advantages of a steel framed home are that it is not
combustible and it is resistant to rot and decay. Being stronger
than many building materials it is more resistant to wind damage
and provides a consistent product, free from flaws, knots etc. Much
of the steel used today is from recycled material and it is an
endlessly recyclable product.
A downside is that steel conducts heat and cold much more
readily than wood so its energy conservation qualities are rather
poor. This means that if temperatures get extremely hot or cold
outside, that heat or chill will be conducted from the outside into
your living spaces. It is also worth noting that asbestos may also
have been used in the construction of a small number of older
steel-framed houses.
Wattle and Daub
This is an ancient method of construction that has been around
for at least 6,000 years. Many historic properties have been built
using wattle and daub and it is becoming popular again in certain
parts of the world as a sustainable building technique.
Large spaces between the timber framework of a building are
grooved to allow splines to be inserted vertically, parallel to
each other. Thin reeds are then woven back and forth between the
splines. This creates the wattle framework for the daub (which
consists of a glorious mixture of mud, animal dung and chopped
straw) which is pressed in firmly from both sides against the woven
wood and allowed to dry into a solid mass.
Cob is another traditional building method and believed to date
back to prehistoric times. A blend of clay, sand and straw, the
mixture is 'kneaded' rather like dough before it is stamped into
place by foot. Cob is very flexible to work with and so no two cob
homes ever look exactly the same.
The UK still has tens of thousands of cob homes, many of which
have been continuously inhabited for over 500 years. This has
brought about a need for builders who have the skills to repair and
restore them, which in turn has sparked an interest in building new
cob homes, particularly in Devon where the soil is ideal for the
purpose.
Pros and cons
One of the most important benefits of using wattle and daub
construction is its flexibility. As timber frame buildings move
slightly for all sorts of reasons, using natural materials will
ensure that the infill panels move with it. Repairs will need
specialist treatment so keep photographic records of how it should
look to ensure you get the required end result.
As for cob construction, this provides a large amount of thermal
mass which helps keep the living areas cool in summer and warm in
winter. However, cob does need adequate protection from the
elements. A large roof overhang will protect the walls from all but
driving rain but weather will inevitably take its toll over time.
There is also the question of saleability – buyers may suffer from
a fear of the unknown with a more unusual building such as
this.
Non Combustible Pre Fabricated
Not to be confused with mobile homes, 'pre fabs' are
specifically designed to remain static. Originally built as a
solution to the shortage of housing, 155,623 pre fabs were
constructed in post-war Britain. Expected to last for 10 years, the
design was so durable that some of them were still occupied 50
years later.
Nowadays, prefabs are no longer two-room boxes with a distinct
lack of home comforts and they number around 1.25 million in the
UK. Modern modular houses can stretch to thousands of square feet
with multiple storeys and even basements should you wish. Their
multiple modules or sections are manufactured in a remote facility
and then delivered to the site where they can be quickly and simply
constructed into a home.
Pros and cons:
Non combustible prefabs are exactly that by regulation and also
easy to maintain. They are considerably cheaper than conventionally
built homes, have environmental benefits and move-in times are
incredibly quick. Modern architectural design is gradually
overcoming the potentially negative stereotypes that are
conventionally associated with prefab but you can only choose from
a limited number of plans. Having the option to customize a prefab
is unlikely and will certainly prove expensive if it is even
possible.
Flat Roofs
These have earned a reputation for their tendency to leak after
a comparatively short time. However, if they are properly designed
and quality materials are used by a competent contractor, a flat
roof can offer several benefits.
Pros and Cons:
First and foremost, flat roofs reduce dead space, which is
common to sloping roofs. Depending on their construction, they can
create an additional area that can be used for outdoor leisure
activities.
The initial cost for flat roofs is less compared to other
roofing types as they involve less material and work but be
prepared for ongoing costs.
Fortunately, flat roofs are easy to inspect which is vital as
they require regular maintenance. They should be well designed to
hold weight, otherwise cracks can develop very easily and result in
future leaks. Water drainage is one of the biggest problems due to
the roof's flatness. The danger is that it collects over the roof,
ultimately resulting in leaking. While flat roofs reduce energy
costs in the winter, they offer no ventilation so are not ideal for
keeping the house cool during summer.
Shingle Roofs
This form of roof covering is made up of individual overlapping
elements. Resembling flat rectangular shapes, they are laid in rows
from the bottom of the roof upwards, with each successive row
overlapping the joints in the row below. Modern shingle roofs will
be capped at the ridge with further shingles underlayed with
plastic, traditionally this would have been done using copper or
lead sheeting.
Over the years, shingles have been made of a variety of
different materials including wood, slate, asbestos-cement,
bitumen-soaked paper covered with aggregate (known as asphalt
shingle), composite or ceramic. These days fibreglass-based asphalt
shingles have become more popular due to the additional fire risk
incurred by using wood or paper based shingles. Solar shingles can
also be incorporated into the overall roof design as an energy
saving exercise.
Pros and Cons:
Needless to say, each type of shingle chosen will have its own
advantages and disadvantages. Therefore, it is probably wisest to
weigh up the life-cycle of the material against its cost. While
some may be more expensive initially they will last much longer,
others may appear relatively inexpensive at first but will have
high maintenance and repair costs.
Properties in Conservation Areas
There are now over 9,600 conservation areas in England alone
which means there is a chance of finding yourself in the position
of owning a property within one. Defined as 'areas of special
architectural or historic interest, the character or appearance of
which it is desirable to preserve or enhance', Conservation areas
were introduced in 1967. Since then English Heritage states that
they have proved an effective mechanism for enabling local
authorities to manage change on an area-wide basis.
As an example, Conservation Area Consent is required for the
total or substantial demolition of any building within a
conservation area. Local authorities also have additional powers
under planning legislation to control changes that might normally
be allowed elsewhere. This can include everything from certain
types of cladding or inserting dormer windows to erecting satellite
dishes that are visible from the street. Trees also come under
close consideration so don't just go ahead and cut down, top or lop
a tree in a conservation area. Regardless of whether or not it is
covered by a Tree Preservation Order, notice must be given to the
local authority. The authority will then consider the contribution
the tree makes to the character of the area and if necessary make a
Tree Preservation Order to protect it.
Pros and Cons:
Conservation areas, by their very nature, are going to be
desirable places in which to live. This, for many home owners
outweighs the disadvantages of any tighter restrictions on what
they can do to their property or grounds or additional costs for
special building materials. If you are fortunate enough to own a
property in one of these areas, it is essential to seek the advice
of the Conservation Officer or Development Control Officer at your
local authority before carrying out any alterations. This will
prove far more cost effective than incurring a fine and having to
put things back as they were.
Eco Homes
Not so very long ago 'eco homes' were few and far between and
thought of by many as merely an ideological dream. Happily, all
this has changed and thanks to the efforts of eco-friendly
architects, developers and the government, they have become readily
available and more affordable.
However, if your current home doesn't have as many green
credentials as you would like or you are planning a new build,
there are plenty of eco elements you can add for yourself.
Solar Panels
Photovoltaic solar panels convert photon particles from the sun
into electricity, while solar thermal collectors use heat from the
sun to warm water or liquid contained within a network of pipes.
Neither generates carbon as a by product, and both can be used by
households to reduce their heating and electricity bills.
Wind Turbines
Currently one of the most developed and cost effective renewable
energy technologies, the modern wind turbine is quiet and available
in different sizes, depending on the required output. Small units
can attach directly to the roof while larger units need a support
post. A generator converts the energy from the rotating shaft into
electrical energy which can be used in a household to power
electrical appliances. This not only reduces electricty bills but
also the reliance on fossil fuel energy generation.
Insulation
A huge amount of heat is lost through inadequate insulation.
Double glazing, loft and cavity wall insulation will all help to
keep the heat in and your energy bills down.
Heat Pumps
Designed to utilise residual heat outside of the house, either
in the air or underground, these pumps heat air or fluids which are
then used to provide heating to the house.
Underfloor Heating
These systems require much lower temperatures to heat a room so
they are extremely energy efficient and when used correctly they
can totally replace the need for radiators. Wet systems use low
pressure warm water pumped through concealed loops of pipe work -
they are easy to install at any stage of the project whether a new
build or a refurbishment.
Multifuel Stoves
Latest innovation has resulted in wood-burning stoves becoming
even greener. With the cleanburn or cleanheat system the gases
created when the wood is burnt are circulated back into the stove
and burnt off increasing heat and reducing emissions.