Advice before looking at property with Thatched Roof
Discussion
Hi all.
Dear Mother is retiring and looking at moving to the New Forest. Some of the idylic houses she is looking at have thatch.
I know nothig about them, as she will be buying alone want to help look out for pitfalls. But we are both a bit green to the subject.
Her main concern is insuring it, but to my mind the level of maintaniance is more important. Im guessing that any survey would need to look at the level of maintaninace it needs, and eta before re-thatching.
I've read,
http://www.thatchingadvisoryservices.co.uk/Thatch_...
but wondered if there was anyone with direct expereince who might be able to throw a few basic pointers my way.
Many thanks.
Dear Mother is retiring and looking at moving to the New Forest. Some of the idylic houses she is looking at have thatch.
I know nothig about them, as she will be buying alone want to help look out for pitfalls. But we are both a bit green to the subject.
Her main concern is insuring it, but to my mind the level of maintaniance is more important. Im guessing that any survey would need to look at the level of maintaninace it needs, and eta before re-thatching.
I've read,
http://www.thatchingadvisoryservices.co.uk/Thatch_...
but wondered if there was anyone with direct expereince who might be able to throw a few basic pointers my way.
Many thanks.
I cant comment on what to look for in a Thatch (fnarr) but apparently the NFU is very competitive and friendly towards insuring thatched properties so I would give them a call and see what they say.
Details here: http://www.nfumutual.co.uk/personal/insurance/Our-...
Details here: http://www.nfumutual.co.uk/personal/insurance/Our-...
our neighbours house is thatched.. we have lived there since 1993/4 and ive seen it rethatched once fully and twice its had pretty big repairs.
there is also the case of if its listed you will be only allowed to use a certain type (expensive) thatch, rather than cheaper better overseas stugg.
there is also the case of if its listed you will be only allowed to use a certain type (expensive) thatch, rather than cheaper better overseas stugg.
Our last house was thatched and we had no problems. It was redone about fifteen years ago and the new owners are just about to have it re-ridged. Best advice would be to get a thatcher to look at the state of it before purchase and tell you what/if and when anything needs doing. Straw doesn't last as long as reed. Depending on exposure, reed can do anywhere between 40 and 70 years (with maintenance)
NFU are good with thatched properties, or there are some specialists.
Most importantly, have the electrics inspected (this is the most common cause of fire) and check the state of the chimneys.
I love thatches, so much so that we've just put one on our new old house
I wrote about it on our bloggo
http://themeadenproject.wordpress.com/2012/11/28/2...
Emma
NFU are good with thatched properties, or there are some specialists.
Most importantly, have the electrics inspected (this is the most common cause of fire) and check the state of the chimneys.
I love thatches, so much so that we've just put one on our new old house
I wrote about it on our bloggohttp://themeadenproject.wordpress.com/2012/11/28/2...
Emma
Find out when the property last had a new thatch, what type of thatch was used (different types have different longevity) and when the ridge was last tidied.
I sorted out insurance for a thatched house last year. Lots of companies just won't cover it, even for contents ins. Apparently thatched property claims are 200X more expensive than normal claims! Another big no-no for most companies was having a thatched roof and wood burners. I think we went with NFU in the end for a property that is thatched and has 2 wood burners. Obviously it is more expensive than insurance for a boring modern 3 bed semi-detached but a small price to pay for living in a beautiful home with character.
Have a thatcher give an opinion on the roof as well as the surveyor. It won't cost you anything and thatchers have long waiting lists so it pays to get to know one early. The roof here will need re-thatching in a couple of years at a cost of £30K plus. Having the ridge tidied would be about £6K. As it is south facing one side has weathered worse than the other - having that one side replaced would be about £16K. But it is a large house. We were interested in another property which was still a fair size but more average proportions and were quoted £16-17K for a new thatch in its entirety.
I sorted out insurance for a thatched house last year. Lots of companies just won't cover it, even for contents ins. Apparently thatched property claims are 200X more expensive than normal claims! Another big no-no for most companies was having a thatched roof and wood burners. I think we went with NFU in the end for a property that is thatched and has 2 wood burners. Obviously it is more expensive than insurance for a boring modern 3 bed semi-detached but a small price to pay for living in a beautiful home with character.
Have a thatcher give an opinion on the roof as well as the surveyor. It won't cost you anything and thatchers have long waiting lists so it pays to get to know one early. The roof here will need re-thatching in a couple of years at a cost of £30K plus. Having the ridge tidied would be about £6K. As it is south facing one side has weathered worse than the other - having that one side replaced would be about £16K. But it is a large house. We were interested in another property which was still a fair size but more average proportions and were quoted £16-17K for a new thatch in its entirety.
Thanks all.
Some really interesting projects people have.
Sorry shouldhave mentioned she is looking at 3 bed cottages, so that sort of size.
Yep.
When it was last done is a given, but the advice about the ridge and maintaniance is really helpful.
Ive put her in touch with NFU, so thanks fo that too.
If she does look to make an offer, we will need to get a thatcher on side pronto.
Some really interesting projects people have.
Sorry shouldhave mentioned she is looking at 3 bed cottages, so that sort of size.
Yep.
When it was last done is a given, but the advice about the ridge and maintaniance is really helpful.
Ive put her in touch with NFU, so thanks fo that too.
If she does look to make an offer, we will need to get a thatcher on side pronto.
Fidgits said:
depending on where you are, i can give you the details of the guy i used, he's a very highly regarded thatcher in Berkshire...
Thanks Chap, Im based just outside Reading but my Mum is looking at New Forest. Edit, Many thanks for the contact.
Edited by zippyvr6 on Tuesday 18th June 16:49
Our thatched part of the house is 11.5m x 6.5m floorspace, don't know what it works out from a sqm point of view because the pitch of the roof is steeper than the norm. It was done by a company called Dodson Bros (very well regarded, master thatchers) and cost a massive £13,995. I think it was a bit of a bargain. They currently have an 18month waiting list. Obviously, if there's more to any repairs than just a brand new thatch, it'd be reflected in the price. Our other option was collyweston stone, which is mega bucks (if you can even find it)...
Figures and time scales above look about right.
Ours is long straw and we have just had one side rethatched and the ridge done. This has lasted 22 years and the ridge about 8 years. The rear of the house should last us another 8 years until we need another reridge, so about 30 years.
Work on 25 for straw and 40+ for water reed.
Climatic conditions and prevailing wind make a lot of difference but oddly its the south facing sides that go first not the damper north facing ones.
Long straw is always netted (chicken wire over the thatch) but reed usually (but not always) isn't.
Might help you determine what it is.
You can use this is to age the thatch too. Look at the gap between the netting on the ridge and at guttering level (although there aren't any gutters). The wire will stay where it is put and the thatch shrinks and deteriorates. If there is a big gap between the two then the thatch is old.
We insure with NFU too.
Definitely get a thatcher to look at it - they only need walk down the road.
Ours is long straw and we have just had one side rethatched and the ridge done. This has lasted 22 years and the ridge about 8 years. The rear of the house should last us another 8 years until we need another reridge, so about 30 years.
Work on 25 for straw and 40+ for water reed.
Climatic conditions and prevailing wind make a lot of difference but oddly its the south facing sides that go first not the damper north facing ones.
Long straw is always netted (chicken wire over the thatch) but reed usually (but not always) isn't.
Might help you determine what it is.
You can use this is to age the thatch too. Look at the gap between the netting on the ridge and at guttering level (although there aren't any gutters). The wire will stay where it is put and the thatch shrinks and deteriorates. If there is a big gap between the two then the thatch is old.
We insure with NFU too.
Definitely get a thatcher to look at it - they only need walk down the road.
I insure with NFU - they're by far the easiest since they don't require proof in advance of all your electrical certs, etc, but it is important to keep your periodic inspections up to date, your fire extinguishers checked etc. In fact, I got a better quote from the Thatched Owners Group last year but NFU matched it.
The thatch on one side of my roof is apparently nearly 40 years old; it's long straw, and should last for the next decade before needing to be re-done. A bird managed to pull out a piece of straw last year just before my thatcher friend came round, and he remarked on how good condition it was (despite being a wet summer, it was dry and crisp - he reckons it's the best part of half a century old, yet it was in great condition). And of course any normal roof needs repair too, so it's by no means the liability or expense that people worry about.
Get it visually checked by a thatcher before buying, of course. You'll grow to notice the change in your thatch over time but there's no substitute for an expert eye. Most importantly he'll be able to give you a good idea of how long it'll be before it needs re-thatching.
The thatch on one side of my roof is apparently nearly 40 years old; it's long straw, and should last for the next decade before needing to be re-done. A bird managed to pull out a piece of straw last year just before my thatcher friend came round, and he remarked on how good condition it was (despite being a wet summer, it was dry and crisp - he reckons it's the best part of half a century old, yet it was in great condition). And of course any normal roof needs repair too, so it's by no means the liability or expense that people worry about.
Get it visually checked by a thatcher before buying, of course. You'll grow to notice the change in your thatch over time but there's no substitute for an expert eye. Most importantly he'll be able to give you a good idea of how long it'll be before it needs re-thatching.
We've got a Grade II listed thatched cottage in North Essex (luckily it's reed,not straw, so lasts longer) with a wood burning stove. Originally we were insured with NFU , but the policy doubled in price over the course of 3 years! We've since switched to Reedways, who were far more competitive.
Both required that the chimney be swept regularly (once in Autumn for Reedways, twice a year for NFU) and both wanted up to date electrical inspection reports. Just had a new report done at a cost of £150 (and it's valid for 10 years). To be honest, I'm not sure why they're not mandatory for all properties.
Both required that the chimney be swept regularly (once in Autumn for Reedways, twice a year for NFU) and both wanted up to date electrical inspection reports. Just had a new report done at a cost of £150 (and it's valid for 10 years). To be honest, I'm not sure why they're not mandatory for all properties.
Looks like most of the why's and what nots have been covered in the above posts. My own long straw roof we had re=thatched five years back, just the front and new ridge. Cost 5.5k, very reasonable we think. All thatchers will charge on the 'thatchers square' which is 10' x 10'. Disregard the 'Master Thatcher' title, its not related to work quality and any thatcher can insert this grand title into their Company.
Of more interest is the portfolio work history they have, you might want to inspect previous recent works and most important some older work they have completed (up to seven or ten years)
Buying a thatched cottage or farmhouse, even a new build is part of a life style choice.
Of more interest is the portfolio work history they have, you might want to inspect previous recent works and most important some older work they have completed (up to seven or ten years)
Buying a thatched cottage or farmhouse, even a new build is part of a life style choice.
Been quite a few thatch fires in the south this spring, possibly due to the extended winter causing fires to be needed for longer than usual and the annual build-up of soot catching fire. If there is a gap or crack in the chimney pointing the chimney fire can escape out to the thatch.
You can understand why insurers are so wary of them.
You can understand why insurers are so wary of them.
I had a cottage with a thatched roof, a few years ago. The place had been renovated before I bought it and the roof was new, the insurance company insisted that the thatch was inspected when the policy started.
It turned out that the chap who was sent by the insurers actually did the roof and he reckoned that the ridge would be good for 15-20 years and the main body of the roof for 50 years.
I was paranoid on bonfire night though!
It turned out that the chap who was sent by the insurers actually did the roof and he reckoned that the ridge would be good for 15-20 years and the main body of the roof for 50 years.
I was paranoid on bonfire night though!
I know it sounds stupid but this might be a show-stopper for some. I lived in a thatched barn for a few months and was constantly plagued by insects. Spiders, beetles, ants, wasps and other unidentified crawlies constantly dropping from the thatch (though the thatch was exposed inside).
I don't know if this is usual as it's the only time I've ever lived in a thatched property but it would certainly put me off again.
I don't know if this is usual as it's the only time I've ever lived in a thatched property but it would certainly put me off again.
Thatch isn't usually exposed inside, unless it's the loft, in my experience. My upstairs rooms are directly under the thatch and it's plastered over some sort of board; there's presumably a couple of inches of air gap but it's not accessible.
I do find I come home to a substantial number of cobwebs inside after a week's holiday, still!
I do find I come home to a substantial number of cobwebs inside after a week's holiday, still!
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff