ASK AN ARCHITECT: DANIEL MARSHALL Each month architect Daniel Marshall answers readers’ property related questions.
Q:
My husband and I just bought a villa in reasonably ‘original’ condition in Grey Lynn and I am wondering what you think are the best things to do first. We don’t have a lot of money so are hoping you can help us prioritise what to do.
A:
My philosophy, if you intend to live in the house for a while, is to take care of the environmental considerations and key structural issues initially, and look toward more significant change later on.
In saying that, it is always good to establish a ‘master plan’ of what you would ultimately like, even if it is as simple as an initial rough sketch. It pays to get a design professional as they are trained to look beyond the existing condition - looking outside the box, as it were. This master plan is a good idea as it means any smaller renovations you complete are not undone or costly to change when you come to do other work. A good example of this relates to one of the first things that you should do with a villa, which is invest in a decent, ducted heating system. Anyone that has ever lived in a villa knows they are cold and damp. Some are positively breezy inside. Resist the urge to install a cheap, wall mounted heat pump. They are
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all revolting-looking and usually do not work. Often they are poorly installed; do not allow for the large vertical height of a villa, and since they are mounted at the top of a wall, and heat rises, they heat the ceiling and very little else. On the other hand, a ducted electric heat pump system, which circulates the air, works incredibly well and is extremely cost effective to run. Because a villa usually has a subfloor and a large ceiling space, it is usually easy to duct the air from the air handlers throughout the house. Two other positives from this system are that you can hide the vents if you are cunning and the heat pump can de-humidify the room. Having a master plan of future alterations means you can place the vents so they do not need to be moved later on. The other critical thing to do with a 100+ year old house is to look at re-piling the house if it isn’t already taken care of. Professional help should be garnered if there looks like any settlement has occurred, as this may indicate larger underlying geotechnical issues. The piles should be brought up to current building code and the house levelled. There is no point doing any other renovation work until this work is done. Although it is a reasonable expense, this is literally a foundation to any future work. If the work is substantial then a building consent may be required.
The third thing to do is well known, but unfortunately people think it is the top priority. This is to insulate the house properly. There is no point putting the insulation in first and then having to remove it for re-piling or for putting in a heating system. Make sure you research this carefully. Remember the reason a villa has stood for so long is because the design means air moves right through the structure, if you fill the walls with expanding foam, for instance, these walls will no longer breathe and moisture can build up. The best types of insulation to use are fibreglass batts or the polyester equivalents. Polystyrene insulation is extremely flammable, so that aspect should be considered when installing in a 100-year-old timber building. The most effective place for insulation is the ceiling, followed by the floor. Completing these three things are not as expensive as you would think, and make an extraordinary investment in the future of your house and your life. Good luck and I hope this helps! (DANIEL MARSHALL) F PN DANIEL MARSHALL ARCHITECTS, 472 Karangahape Road, T: 09 354 3587 www.marshall-architect.co.nz
PUBLISHED FIRST FRIDAY EACH MONTH (except January)