Are Barn Conversions Really Worth The Money?

Introduction

A Barn Conversion is exactly what it says it is, ie a barn which is no longer used for its premier purpose and has been converted to a different use such as a commercial or residential dwelling. Barns were usually close to the farmhouse and would have been used for storing grain or fodder for animals; housing animals such as cows and horses; or places for food production or storage. Often the stables and barns were the buildings where the business of the farms and manor houses took place so they were built to last and keep out the weather. They were often much better built than the cottages which housed the workers and farm labourers. So it doesn’t take much leap of imagination to see that once no longer needed for the intended purpose their use could be changed to provide much needed dwellings.

History of the Barn Conversion

About thirty or forty years ago there was a sudden spate of new dwellings known as barn conversions. I am not saying barns had never been converted into houses before but suddenly they were all the rage. The barns attached to farms that were no longer being used for their intended purpose became a source of capital for struggling farmers. The change in farm practices such as combine harvester’s, meant that some of the barns previously used as threshing barns were no longer needed for that purpose. What had once been a low value farm buildings could be capitalized on as building land and there was a spate of a new type of dwelling that quickly earned the nickname ‘Dez Rez’ for desirable residences.

The fact that barn conversions were original old buildings yet could be renovated to a high standard while at the same time retaining their original features such as exposed beams or hay stalls, made them different from the average box type house available on the market at the time.

After the war there was an urgent need for housing and lots of homes were put up very quickly and as cheaply as possible to house the many families left destitute after the bombing. As the standard of living improved many people wanted their own home and builders ever willing to supply to demand, built thousands of three bedroom homes to a standard design. Suddenly our country was filling up with lots of little box type housing with no individuality.

Now when large manor type houses are too expensive to run, they are sold off to developers who then convert the main building into flats and apartments, the barns into individual houses and building more houses on the land around the original manor house. My daughter bought her first house in one such development and her house was the original stable building with a large opening for the carriage which was converted into a large arch shaped window. It was certainly different and had lots of character with very high ceilings and lovely open plan spaces. It also proved to be a good investment in the long run.

Any barn conversion residence is going to be a desirable property.

Types of Barns

There are a wonderful variety of barns around the country and that is why they are so popular. The original farmers used local materials that were readily available for their barns so they vary greatly depending on the area in which they were constructed. Again this is part of their appeal because although some may be similar you will rarely find two exactly the same.

For instance Lincolnshire has barns made with flint stones where the walls look like cement with the stones imbedded in it making an interesting pattern. These can also be found in Sussex. In the Cotswolds there are wonderful stone barns and in East Anglia clay lump.

Barns that were originally designed for use as a threshing barn would have a large door opening for the cart to deliver the grain. There would be a raised threshing floor where the wheat was separated from the chaff and ventilation openings opposite the door to create a through draft for winnowing.

Near the farmhouse barns were built to be used as milking sheds and dairies, then there were storage barns for fodder and food as well as stables for the horses. Further away there were barns built in fields for sheltering livestock. Often the outbuildings on a farm were much more extensive than the farmhouse itself.

Finding a Barn

Finding and converting a barn is no easy task. With the new regulations in place barns available for conversion are diminishing rapidly. Opposite to my own house there were two quite large brick built barns which the farmer sold to a developer. Being built of brick they were in a bad state of repair, but instead of converting them the builder pulled them down and built two large modern houses on the site. He used the old bricks and created interesting features on the houses to indicate where the barns had been but they were too far gone to be able to be useful for residential dwellings.

Listed buildings

Many old barns are now considered by National Heritage to be buildings of historic or architectural interest and as such are listed either on a Statutory or local list. This means that listed building consent is required for alteration, extension or demolition of any statutory listed building. Where other barns are deemed worthy of protection they are placed on a borough’s local list and will be available from the local borough council. It is then up to the local council to regulate any changes to the building.

A barn that is listed either as a grade I or grade II building will have an additional set of issues for conversion. It will need to be sympathetically repaired, protected and restored with original materials and workmanship involving extra costs of labour and materials.

Conservationists believe that preserving the original structure is the main criteria and non residential purpose is likely to avoid major alteration to the building.

There is no doubt that if you have a converted barn for sale then you are in the strong position. Why would you want to sell it?

Construction and Planning

Since the indiscriminate conversion of barns in the 70’s and 80’s to housing units, there has been a change of policy by the local planning authorities. Now there is a ruling in some areas which states that a barn must be declared redundant for farm purposes. Then the new use should preferably be agricultural or light commercial, or even craft shops and community resources before being accepted for residential conversion.

Each local borough council will have their own regulations regarding their policies on conversion of rural buildings into residential dwellings. So if you fall in love with a crumbling ruin or anyone involved with converting a barn or outbuilding would be wise to find out the regulations in the area the barn is situated before you buy. Some policies will be universal throughout the country such as listed buildings or of historic or architectural interest. Generally the outside of the barn is required to retain its original appearance without the addition of extra windows and doors. This can be problematic for residential purposes because barns generally did not have many windows and the doors were often much larger than required for housing.

The process of getting planning permission can be very long winded. There have to be surveys for various habitation such as bats and barn owls. In damp areas one such problem can be the blue crested newt where only specially trained people can handle them and their presence can delay the process of building for a year or more. There might have to be contamination reports or archaeological report.

On top of that there are the infrastructure issues. They may be some services connected such as electricity and water but consideration may also need to be given to sewage and gas and what the costs are of bringing such services to the building. Because the barn buildings are old then beetle infestation, timber rot, or vermin infestations will need to be treated and made good.

Old timbers found in barns are often so badly damaged that repairing in the traditional way may not be possible. However there are new resin bonding techniques to repair most structural timbers that suffer from wet or dry rot, timber splits and shakes where beams, joists and rafters can be repaired without removing the ceiling.

Although the original barn building would have been constructed before our current building regulations, they are still required to comply with the strict standards now in existence. The heat loss standards are a challenge particularly with large open spaces and fire regulations and structural stability can also be tricky to comply with.

When barns were originally constructed there was little concern for protection against damp as they were designed for agricultural use. They were built without a damp course and salt contamination is often a problem. One of the major tasks when converting a barn is to resolve the issues of damp. As barns were typically made from a wide range of materials, there is no one specific solution to all damp problems.

Countryside barn conversions leicestershire are popular, although come to think of it you don’t tend to find many city based barns!

Building Regulations and Costs

The special ambience and character that a converted barn has is what makes them very desirable. Prospective owners will have a feeling for the building, saying things like “When we first saw the building we just fell in love with it” Often that just means that they projected their desires and dreams onto the building imagining the life style they want will be achieved by living in that particular building.

This means that the heart is ruling the head and sometimes means that no matter what it costs they have to have it. That is fine if you have an unlimited source of revenue to lay out, but it can be dangerous to allow spending to get out of hand so that you end up bankrupting yourself for a dream.

So let us look at the reality of converting a barn.They were built to keep the rain out and let the air in, so they will be very draughty. They were often put up by labourers with no real building and structural knowledge, so that there might be severe structural difficulties. The beams and walls were built to only take the stresses of the necessary inner divisions at the time but modern regulations may require extra structural supports and strengthening to take the load of the new services required.

Barns were never heated because they were work places, but once you convert a barn into a dwelling it will be heated usually with central heating which will dry out the structure causing it to shrink and develop cracks that could let in water. Further services such as gas and sewage will no doubt have to be installed and improved.

A damp proof system and maybe other damp solutions will need to be included in the renovation. The restrictions on inserting windows and doors may create design problems that make the interior uncomfortably dark. Heat loss prevention is now part of the building regulations requirement and barns may not be suitable for such procedures, so further work may be necessary to comply with modern standards.

Once you have found your barn and had it surveyed and if you still want to go ahead with your barn conversion then a good architect, surveyor and builders are essential for the success of the project.Planning the detail of the work down to the last power point will help prevent costs spiralling out of control.

Conclusion

The idea of a barn conversion may be appealing because of its ambience and character and space that it offers. However, although zero rated for VAT purposes, barn conversions are generally much more expensive than building a new house.

Converting a barn is a much more complex process than it seems because when they were originally constructed they were outside of any building regulations and so to comply with modern day standards they almost always need major structural alterations.

The bias against residential conversion is because too many early renovations just became glorified houses and lost the original barn effect by adding extra doors and windows. Now the strict planning regulations are aimed at deterring conversions into residential use, the preference being to retain the agricultural use of a barn or to change the use to some kind of commercial application.Craft shops of site offices are ideal commercial applications for barns today.

Notwithstanding that, the completed barn conversion, in the correct setting, is a satisfying and beautiful sight, affording the owner and builder a sense of satisfaction and achievement.

The key indicator of success is that the barn still looks like a barn after the conversion, although it is your home inside and offers you all of the luxuries and amenities of a modern executive home.

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A Guide to Safely Undertake Asbestos Removal

Introduction

In recent years the effects of failing to manage the handling of asbestos in a secure and safe manner has increased dramatically on the health and safety agenda.

Employees who over many years worked in confined spaces where asbestos materials were present, or in the manufacture of materials or items which included asbestos as a key component have faced serious health issues. It is now widely recognised that the greatest single work related cause of death is asbestos. It is for this reason, that health and safety information highlighting the dangers of incorrect control and the need for safe management and disposal of asbestos contaminated products is high profile.

What is asbestos?

There are generally three forms of asbestos known as brown, blue and more common white asbestos. Asbestos is a naturally occurring fibre and is mined in various Countries but particularly in Russia, the largest producer, Canada and South Africa. Because of its unique resistance qualities, such as being resistant to heat, electricity and noise, it can be employed in several ways for industrial use or in building construction and also a key component for items such as brake linings and insulation.

Asbestos became widely used in the construction industry in the late 19th Century. Hospitals, factories, schools and farm houses were all built with asbestos containing materials. Its qualities of being resistant to heat, flame retardant and a good insulator meant that it was widely recognised as very good construction material. Although asbestos today is rarely used in building development, many old buildings including long established hospitals, schools, farm barns and houses still contain asbestos in ceilings and walls. It was also widely used as a lagging material to wrap around steam pipes and boilers. Some household products such as early electric ovens also contained asbestos material, due to its excellent heat resistant qualities. Indeed I seem to recall the use of it in a very early electric oven at my grand parent’s house in the mid-late 1960’s. Just think of all those Shepherd Pies she used to make.

Nowadays to find that asbestos is still present within a building, is likely to cause alarm amongst those people residing in it. People living close by are also likely to be concerned and very quickly an entire local community will becomealarmed over the dangers of having asbestos close by.

However, as long as the asbestos is well maintained and is not releasing any fibres, there is no hazard to health. Asbestos becomes a health hazard and is most dangerous when it is moved and if you breathe in asbestos fibres, it is this which creates the health hazard.

Asbestos is toxic and it is the dust being inhaled which can lead to serious illness such as breathing difficulties and in some cases forms of cancer, particularly lung cancer. From the mid-1980’s, countries within the European Union and some of the world’s other most developed countries have banned asbestos due to its high health risk concerns.A simple task such as laying roof insulation, should always be undertaken whilst wearing a protective face mask to avoid inhalation of asbestos dust and particles.Some interior projects require partial demolition enabling new design styles to be developed internally.

Why is Asbestos Dangerous?

The breathing in of asbestos fibres is the cause of life threatening disease. So, if you work in an environment where many hundreds of asbestos-related particles exist in the atmosphere, unless you wear the appropriate face mask protection, you are putting your health in danger.

Of course, many years ago the dangers were unknown and whilst asbestos related disease does not affect you immediately, in later life the effects will become more apparent. Currently asbestos is responsible for approximately 4000 deaths per year and every week, it contributes to the deaths of almost 40 tradesmen, including plumbers, electricians, carpenters and joiners. These trades are particularly at risk because the tradesmen will have been employed in environments where asbestos will have been present. The refurbishment of plumbing work in factories, hospitals, schools, houses and factories will have been a common requirement in recent years. Equally, electricians, carpenters and joiners will have been exposed to similar work in their professional fields.

I used to work for a compressed air equipment manufacturer. The company’s main manufacturing site also included the offices, the manufacturing and assembly plant, the foundry and workshops. The whole site was constructed in the early 1900s and inevitably had used asbestos products within its construction. In the 1990s with much of the manufacturing moved overseas, it was decided to sell the site for redevelopment and the site has now been entirely demolished, ready for reconstruction. But just think how much of the construction material would have contained asbestos.

Before major demolition works could commence, a full site survey including an asbestos survey would have been required to identify and assess how to manage the removal of the asbestos material across the site. Each specific area would have required the advice of an approved asbestos management contractor and assurances of how the asbestos materials would be safely removed and disposed of. Due to the size of the site, this would have been a major task and also a costly one, but an essential requirement to ensure that all regulations relating to the management of asbestos material were adhered to.

Where is Asbestos Found?

If you visit an old building built prior to the 1950s, it is worth taking a look around to see where asbestos has been used and the types of materials which might contain asbestos.

Asbestos cement products, such as large sheets of a corrugated material are likely to be asbestos cement sheets. It is distinguishable as a hard grey coloured material in which asbestos has been mixed with cement. It is likely that if the sheets have been used on the roof, that similar flat sheets will have been used for wall cladding.

If a wall has been given a textured coating, then many old wall coating materials contained an asbestos mix to create the texture. On the floor, floor tiles made from asbestos may also be in place. Recognised for its fire retardant qualities, an asbestos spray may also have been used to coat wooden roof beams. Asbestos sprayed on walls and ceilings will have a high content of asbestos and is known to be easily disturbed just by movement and will give off fibres. Then there will be asbestos used as a lagging material on pipes and plumbing equipment. So be vigilant when in old buildings, it is likely that asbestos will be present in some formEven at home, it is essential to employ a licensed and experienced asbestos removal contractor, to safely handle the task.

Managing and Disposing of Asbestos

Since the banning of using asbestos took effect, the most common method by which asbestos is now disposed is through the use of landfill sites. There are however very strict guidelines on how asbestos should be managed and disposed of.

First you must decide how big a challenge the job is. If you have asbestos removal to undertake in the home then the best advice to remove asbestos safely is to employ a fully licensed asbestos removal specialist. The basic requirements for protection, including the wearing of a dust mask and a disposable overall, are not suggested as the limit of safety precautions and you will be will be much safer trusting this work to a specialist contractor. If you are removing sheets of asbestos for example from an old garage or shed, simply breaking one sheet up will release potentially harmful asbestos dust and fibres. As long as there are no electrical cables and connections nearby, the asbestos removal specialist may treat the asbestos to be handled with water spray before commencing the removal of the material, but this kind of thing is not for the novice DIY enthusiast and should be left to an experienced specialist contractor at all times. Removed asbestos cannot simply be placed within your domestic waste for collection, it must be treated separately and either bagged or placed in a dedicated skip for safe disposal by specialists. Personally, I would always seek the advice of an approved asbestos removal contractor, for any work involving asbestos or even the potential for asbestos.

When the requirement for asbestos removal is much larger, the work should always be undertaken by a licensed commercial asbestos removal specialist. These companies have received relevant training and certification and will have the correct equipment to manage the task effectively, safely and in accordance with the correct regulations. Older buildings may require a dismantling process to carefully remove any asbestos and this work is likely to involve the use of scaffolding or cranes to be able to undertake this work safely. The most important point to remember is that as the customer, asbestos is on your premises. You are responsible for the removal, handling and safe disposal of the asbestos so ensure that you appoint an approved contractor.

To ensure that dedicated skips are used in the disposal of asbestos some waste management contractors operate skips of a dedicated colour and ensure that these are used only for asbestos disposal. I know of one leading UK waste management company who have a two tone yellow and red painted skip used solely for the safe transportation and disposal of asbestos. As asbestos is classed as a hazardous waste material, only landfill sites licensed to take hazardous waste material are permitted to accept asbestos into the site.

I recall a large automotive company going into administration and thousands of brake lining pads had to be removed as part of a major site clearance project. Although they were all boxed, the fact that asbestos had been used in their manufacture meant that a specialist contractor was brought in to manage the removal and disposal of the stock.In today’s environment where recycling is a buzz word, it is very difficult and costly to recycle asbestos. A high temperature process can transform asbestos fibers into a harmless silicate glass or an industrial microwave thermal treatment process can transform asbestos waste into ceramic bricks or tiles. Complete an asbestos survey report and inform senior management of the findings before commencing any work.

Health and Safety Issues when Working with Asbestos

Before commencing any work, if it is considered that asbestos may be present, the contract manager must undertake a complete project plan. No employee should be placed at risk, in an environment where asbestos is potentially located.

Through a complete site survey, it must be established if materials containing asbestos are present and the work must be planned to either avoid disturbance or the need to dismantle and remove these materials.

If the asbestos materials are to be removed, it is essential that the work should be undertaken by an [approved|licensed} asbestos contractor, who has completed the appropriate asbestos awareness and training courses and is certificated.

It is also important to note, whether the premises will need to be vacated whilst the work is to be undertaken. If people remain in or near the area where asbestos is to be removed, disturbance of the material will place anyone in the close vicinity of the project in danger. Other considerations and decisions will need to be taken as well, particularly if there is a need to work at height and identify precisely what equipment is to be required to complete the task safely.

All major projects, should be supervised throughout and inspected at various stages to ensure that the work complies with regulation and at the end of the task, and that it is safe for employees to return to the premises.

Of course, throughout the project, the project manager must ensure that arrangements have been made for the safe disposal of all asbestos waste. For those undertaking the job, vigilance will be required throughout the project to protect their own health. Face masks will be worn, as will appropriate clothing such as a disposable all in one overall. Clean as you go is a strategy employed by asbestos removal specialists as they work through the project to limit the amount of asbestos dust spreading to other parts of the building.

Conclusion

The strict regulations which now surround the handling and management of asbestos will in nearly all cases require that any project involving the dismantling of asbestos materials is managed by a specialist asbestos removal contractor.

Without specialist knowledge, awareness and the correct equipment, any project involving asbestos removal brings potential health risks. Not just health concerns, but for the company and contractor, the need to ensure that the rules and regulations which govern the management of projects where asbestos is present are complied with. Also any company engaging a contractor who does not comply with the correct legislation will be responsible themselves, not the contractor.

Often referred to as the hidden killer, improved knowledge and awareness of the devastating effects that asbestos can have upon one’s health is now well documented. It is hoped that in the coming years we will begin to see a decline in asbestos related disease or illness. Unfortunately until the mid-1980s, for those who had worked in or around environments where asbestos was present, the worry of asbestos related death or illnesses remains.

Whichever way you look at it, asbestos is a pretty unpleasant substance if inhaled and brings cause for concern if it is present in your premises, so seek the advice of a specialist asbestos removal contractor to ensure the effective and compliant management of the removal of your asbestos.

Treadmills vs. Ellipticals – Which is Better?

The top two types of cardiovascular fitness machines that are currently the most popular are treadmills and elliptical machines. The fitness equipment manufacturers are adept at touting the benefits of their machines and fitness experts add their opinions, which can often result in much confusion for people when trying to decide between treadmills vs. ellipticals. Both of these kinds of fitness machines are common fixtures at health clubs and there are many models that are specifically designed for home use.

If comparing treadmills to ellipticals, you will find that treadmills have been on the market for decades and is therefore more widely known, is more commonplace, and also currently has a larger following of users. But, this could change soon because ellipticals are quickly becoming the favorite of many fitness-minded people and many are either adding an elliptical trainer to their selection of exercise equipment, or they are replacing their treadmill in favor of an elliptical exercise.

Because of this shift in fitness thinking, it would be advisable to take time to do some research and delve into additional information in order to do a comprehensive evaluation of the treadmills vs. ellipticals question. Everyone has different goals for their fitness equipment workouts, so the results of the evaluation will also depend on what you want to accomplish through your fitness machines exercise routine.

One of the first things that people learn when they compare products, is that a workout on an elliptical fitness trainer is virtually impact-free. Because of the fact that your feet stay in contact at all times with the large foot pedals of an elliptical machine, there is no jarring impact against a solid surface as there is when your feet hit the deck of a treadmill. This means that the joints in your lower body, from ankle to hips, are relieved from the jolts and stresses that come with a workout on treadmills.

The cushioning that is provided through the belt and deck of a treadmill is much easier on your joints than walking on cement or asphalt, but there is still a great deal of wear and impact on your knees, hips, ankles and the structure of your foot. The impact is much greater for joggers and runners. Over time, this stressful impact can cause numerous body problems and possible injury.

However, when comparing the treadmills and ellipticals, it needs to be pointed out that the treadmill fitness machines do provide for much better training for runners and joggers than with an elliptical. If you are training to run a marathon, but cannot train outside during some months of the year, a treadmill is a better choice for obvious reasons.

When it comes to looking at the efficiency of cardiovascular workouts, the elliptical machines exercise delivers a better, more effective overall cardio workout than treadmill equipment does. With a good quality crossover elliptical trainer, you will have dual action handlebars that work your arms at the same time that your legs are exercising. Treadmills only focuses on working your lower body through the actions of walking, jogging or running.

Fitness enthusiasts also want to know how calorie-burning effectiveness compares with a treadmills vs. ellipticals. Once again, the ellipticals win in this regard. During an elliptical exercise machines workout, the muscles of both the upper body and the lower body are engaged and working at the same time, resulting in more calories being used up. So, even though the impression is that you are putting out less effort during an elliptical workout, because there is virtually no impact on your body, the exercise is really very effective for burning calories and fat.

Basement Waterproofing Will Be Explained By means of An Professional

Murphy’s Law tells us to facilitate short cuts might rapidly bear out to be time-consuming cuts. Meaning if you are going to perform a project, do it exact. Basement waterproofing is no exclusion to the rule. While you might find a lot of bandage solutions to water problems in your basement. leaky basement Getting It done it right the first time is essentially the cost effective answer. basement leaks

Basement waterproofing is not a do it yourself job. For a suitable assessment, it is best to obtaining the estimation if a trained, educated Basement Waterproofing expert. leak in basement

Whether you are building new or dealing with water issue the same rules apply. More than 90% of basements drip water from the walls and the joint where the floor and wall meet. Basements rarely leak water up throughout the floor, while this can happen in a few cases, commonly from blocked drain tiles around the outside perimeter round the building. This can moreover happen if there are natural wells underneath the floor.

If the subsurface or ground water level is close to the bottom of the basement floor concrete slab, water rises up through the slab by capillary action, plus you will have a wet basement. If the subsurface or ground water plane is higher than the basement floor, water leaks in through the walls and floor, causing standing water in any basement in addition to, at times, dampness in the rooms overhead.

As concrete hardens, it unavoidably develops capillaries. Allow the concrete to dry for at least 28 days and followed by spreading a sealant to the concrete. Shield the cement against water leakage; this will also strengthen the concrete. Void cinder blocks and concrete blocks have a unfilled core; some have observable holes other than microscopic pores.

The most effectual basement waterproofing technique is to use a sealant on both sides of the concrete block. Be sure the concrete has cured for at least 28 days, making certain to allow 14 days for the mortar in block walls as well. After applying the sealant, let the concrete cure out for at least 3 days rather than doing any extra outside waterproofing or backfill.

One basement waterproofing is using black tar on the exterior. Using this method of waterproofing for a basement is somewhat questionable. The difficulty is that it does not hold up very long. It may help to enhance your problem for a while, most likely it will only hold up for a a small amount of years.

A superior choice for basement waterproofing, is rubberized membranes. These special membranes when  apply to your walls and your floor are initially a liquid that dries quickly into a special membrane. They are uncomplicated to do yourself.

An additional basement waterproofing technique includes using  waterproofing paint. Waterproofing paint is the least expensive option. However, it is not one of the best choices. Some people have had good success with this process, well others felt it did not last very prolonged at all.

Expensive yet effective basement waterproofing is to due the external foundation drains. This option is good if you happen to live in an region where it rains a good deal. Most people have found that it is extremely effective.

Each of these methods have pros and cons, though, it is critical that you know your options for basement waterproofing. In most cases going less expensive may be useful for your problem; however, a worse problem could be lurking moreover water could start dripping into your basement. This might call for some drastic waterproofing actions.

Water issues can come about at any time, you may never have dealt with water problems beforehand. Then spring comes and all of a sudden, you have a difficulty. First check that you have a functional sump pump and once you have determined that your sump pump is functioning and you still have a soaked basement, Call a to have your basement assessed for waterproofing Specialist.

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