EXPERTS EXPLAIN:Ask our exports for advice on your property problems
GOT A QUERY?:
What's the best method of insulation I can use to warm up my 37-year-old house?
Q I live in a detached 37-year-old house on a steep slope overshadowed by its neighbour on the higher southern side. I find the house cold. How can I establish whether the house was built with cavity-block walls or nine-inch solid blocks? Who would be expert in such a situation as different insulation remedies would apply? Original wood (deal) flooring predominates on the ground floor. Is it possible to install insulation under such floors? If yes, what method(s) and materials would be recommended for use? New wooden flooring could be considered as the original boards are unsuitable for sanding and polishing, having been hacked about somewhat.
A Your house was built in the early 1970s. You are correct to assume that the construction could be cavity blockwork or hollowcore blocks, which were commonly used in and around Dublin. There are three basic methods of upgrading wall insulation:
Externally: The most expensive but most effective.
Internally: Disruptive, but worth considering if you are undertaking other refurbishment and redecoration
Within the cavity: Not possible with hollow core blockwork, but possible with cavity blockwork. Must be undertaken carefully, and with the correct materials, as it has been known to result in water penetration to the inside when poorly undertaken, and results can be variable if not done correctly. The method of construction can be determined in a number of ways, including historic knowledge of construction type in particular areas, opening up of a section of the wall, or non-intrusive inspection by boroscope. It may also be possible to establish in the roof space if there are any exposed gable walls visible.
I recommend you contact a local chartered building surveyor, or other construction professional, who can guide you further in assessing the type of construction, and how to upgrade insulation to avoid cold bridging, and maximise the improvements to the house in an overall way.
Turning to the second part of your question: new wooden flooring could be considered as the original boards are unsuitable for sanding and polishing. It is possible to install insulation under a timber floor, even in a retrofit situation. It will involve lifting all of the existing timber floor boarding, fitting insulation between the joists on specially designed supports, and then relaying the existing or new boarding over a new vapour barrier.
There is a risk that what is termed intersitital condensation (condensation within the structure) can occur after retro-fitting insulation in floors, walls or roof. For this reason, proper technical advice should be obtained.
Krystyna Rawicz is a chartered building surveyor and member of the Society of Chartered Surveyors
Do I have to pay septic tank charge?
Q I live in London but built a house in Connemara with a state-of-the-art filtration unit for waste/sewage. I pay the NPPR tax. Will I also have to pay the new property tax? And what about the cess pit charges as well?
A Your question about “cess pit” charges, or as more commonly referred to as “septic tanks” in Ireland refers to The Water Services (Amendment) Bill 2011, recently published. The Bill provides that each “water services authority” shall prepare and maintain a register of domestic waste water treatment systems so as to ensure that Ireland complies with the provisions of the EU Water Framework Directive. The owners and occupiers of residential properties connected to such systems must register that system with the authority every five years, and pay a registration fee of €50. When a property is sold the seller must provide the purchaser with the certificate of registration and the purchaser must notify the local authority of the change of ownership.
In relation to your query, it will be necessary for them to register their system with their Local Authority and pay the €50 registration fee before the end of 2012. There will be no fee payable for the inspection of the system when this takes place and in the event that the system is found to be functioning properly there will be no remedial works required.
In relation to property tax, yes you will have to pay the NPPR (non-principal private residence) charge as well as the new household charge, currently set at €100. It is likely that this household charge will be replaced by a full property tax in the coming years. Full information is available at householdcharge.ie
Ed Carey is a Chartered Surveyor and chair of the Residential Property Professional Group of the Society of Chartered Surveyors Ireland. See scsi.ie
I don't know what I get for paying my service charge
Q I live in a large residential development. I pay my service charge but I don't know if everyone does. There seems to be no information about what you get for your service charge although I can see some services being done. I once lived in Finland, where you were informed about everything that was going on and there were regular communications issued to owners. What do I need to do to get some more information? I have contacted the managing agent and they just tell me to come to the annual meeting when it's called, but that only happens once a year and I travel a lot, so I may miss it. Should there not be a lot more communication?
A The service from your Owners Management Company (OMC) and its appointed managing agent should include regular communication and more information. Finland has a longer history of apartment living, a more developed legal framework, and a mature managing agent profession which is regulated. These serve to ensure a more transparent and comprehensive environment.
Here in Ireland two recent pieces of new legislation should improve matters. The Multi-Unit Developments (MUD) Act 2011 was developed to address the absence of a regulatory system to govern apartment schemes and how they are administered and managed. It sets down new improved arrangements for construction completion and handover and puts structured processes in place which will better facilitate quality sustainable management programmes from the outset. The MUD Act requires greater disclosure of information to owners and sets out the type and manner of information legally required. For more information, see The Consumer Guide to Apartment Living under the Multi-Unit Developments (MUD) Act, which can be downloaded on the Society of Chartered Surveyors Ireland website, scsi.ie.
Simultaneously, the Property Services (Regulation) Act 2011 (which is awaiting a ministerial commencement order) will license and regulate property managing agents including minimum educational requirements, systems, and standards required to operate. This will address the wide variation in the standards and quality of services currently being provided.
To get the information you want you may need to be more persistent with the managing agent. At a minimum, you can request a detailed service charge budget which breaks down what services are to be funded by the OMC with your service charge and a copy of the most recent audited financial statements. These accounts will confirm if other owners are paying or the amount outstanding by them. Most importantly, the audited accounts will generally indicate if your OMC is financially stable and administered appropriately.
Siobhán O'Dwyer is a chartered surveyor and chair of the Property and Facilities Management Professional Group of the Society of Chartered Surveyors Ireland, scsi.ie
Send your queries to propertyquestions@irishtimes.comor to Property Questions, The Irish Times, 24-28 Tara Street, Dublin 2. This column is a readers' service. Advice given is general and individual advice should always be sought
