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We’ve used sash windows for some of the period homes we’ve worked on and not only do they look stunning and add character, but they give the home a sense of expanse and space.
We found this useful article in Houzz, on everything about Sash Windows…
Sash windows are the beating heart of any period home. They come in a range of styles and configurations and when they go wrong, they demand an eye for detail and an expert hand. From upgrading cords to fitting new sections, here’s what to consider if you need to restore yours.
Identify your sash window design
The two main styles of sash are Georgian and Victorian. Georgian windows have glazing bars and multiple panes of glass within the sashes. Victorian versions have one or two big panes in each moving sash. Later, Edwardian designs featured a mix of the two.
Sash windows can be singular, or form part of a bay. Unlike casement (with hinges) and hopper (tilting) windows, sashes have the advantage of remaining flush to the wall when open and do not impede blinds and shutters.
Compare your windows to others in your road and neighbourhood. Styles can change across areas, with variations in sills, sash horns, glazing and moulding profiles. This will help you assess if your windows are likely to be original (or based on original designs) and will inform any decisions around possible repairs and refurbishment.
Understand how sashes work
Sash windows comprise an outer frame or box, and usually a pair of vertical sliders or ‘sashes’. However, they can be fixed so neither of the sashes moves, or single hung, where only one of the sashes moves, usually the bottom one.
Traditional sash windows operate using a pulley and counterweight system. Cords are connected to weights that sit inside the frame and counterbalance the movement of the sashes, holding them in place when they’re pushed up or down.
Be aware of what can go wrong…
Sash cords can break over time, resulting in the weights being lost in the sash box. If there are gaps around the sashes, the windows can rattle, let in draughts and leak. Poor redecoration is also a factor and can cause windows to stick.
General neglect and poor maintenance causes the wood to decay and rot, but thankfully timber is, for the most part, repairable.
…and what’s involved in fixing it
Replacing the cords and weights inside the box frame is one of the more straightforward and least costly repairs associated with sash windows.
“More extensive repairs often require sectional replacement,” Adrian Thompson says. “This can include renewing the lower sill, replacing sash frames or renovating the existing box frame.”
“The timber windowsill gets the brunt of the weather, so can often require a lot of renovation work,” Chris Herrington agrees. “The rot seeps up the window from the sill, causing the decay – and sometimes a completely new sill and lower box assembly is needed.”
For any sectional replacement work like this, the window is taken apart, any rotten timbers are routed out to get back to the sound wood, and new timbers are spliced in. Once the work is done, the window is re-hung and balanced so it works smoothly.
Find a reliable tradesperson
“Period properties require exceptional attention to detail, as windows were not made to a standard specification,” Richard Dollar says. “Make sure the company you choose has experience of working on similar properties. Are they members of any accredited bodies?”
Windows are an important element of your home and can involve significant expense. “Ask your supplier for written referrals, visit their workshop and check their credentials,” Adrian says. “If the suppliers are based miles away, how will they service any guarantee work?”
Get three or four quotes for any work, Chris advises, “but make sure you’re comparing like with like when assessing price differences. And ask for references from your chosen supplier. They should have previous customers who are happy to share their experience with you.”
It’s possible to install replacement double-glazed sashes into existing box frames using slim glazing panels. “Our workshops make these to match the profile of the existing sashes,” Chris says, “and you can choose from a range of timbers and glass types, such as acoustic or thermal.”Be aware that while fitting double-glazed sashes into an original box frame does not constitute the wholesale replacement of an original window, the work may still need permissions, depending on where you live.“It will require planning consent in listed buildings and some Article 4 conservation areas,” Richard says.
Fit draught-proofing
Draught-proofing is important because of the way sash windows are designed. “Gaps around the sashes mean they can rattle and let in draughts, rain and dust,” Chris says. “Installing a draught-proofing system in the gaps solves these problems.”
Another option is timber secondary glazing, Richard says. “This involves fitting an additional glazed screen on the inside in front of a sash window. It can improve thermal efficiency and reduce noise, and is often a popular choice in listed buildings, where double glazing is unlikely to be approved.”
Shutters and window treatments can also contribute to energy efficiency, Adrian says. “Fully closed plantation shutters and interlined curtains can make a big difference in winter.”
Consider the costs
Costs will vary enormously depending on the condition and size of your windows, and the complexity of the work and materials involved. For the straightforward replacement of cords, weights and locks, expect to pay from around £300 to £450 per window.
Renovation and upgrades, including draught-proofing, double glazing and/or fitting new sashes into existing frames can cost anything upwards of £1,000 to £1,500 per window.
For renewals involving a full back-to-brick replacement being supplied and fitted, costs are likely to start at around £2,300 per window.
Decide if it’s better to repair or replace
As well as cost, condition will be a key factor in whether you choose to repair or replace a sash window.
“We like to think we can save a window that looks beyond repair,” Chris says, “but it depends on customer preference and budget. Original timber is far better quality than the wood we get today, so with a little bit of care and attention, plus some ongoing maintenance, timber windows can last another 100 years.”
If the frame is still in good condition, you may be able to just replace the moving parts, Richard says. “One advantage of timber windows is that they can often be repaired if issues are dealt with promptly.”
“There’s no golden rule around repair versus replacement,” Adrian adds. “The important thing is to ensure any work is faithful in style, appearance and operation to the original, and maintains the integrity of the building.”
Gen up on conservation area rules
If your home is listed or you live in a conservation area, speak to your local planning office about any work you want to carry out on sash windows.
“In listed buildings, it’s always preferable to renovate rather than replace,” Chris says. “However, we are seeing more cases of slim double glazing being authorised for installation in listed homes.”
Draught-proofing or changing the sash cords and weights will not require Planning Permission, Richard says, “but more major repair work, such as re-glazing or installing new sashes into existing frames, may.” If you’re unsure, speak to your local council.
“Consent should be sought for double glazing and renewal,” Adrian says, “but works in conservation areas should not be an issue, as long as homeowners stick with timber, and the windows end up with the same appearance and design as the originals.”
Keep up with regular maintenance
Once any repair or restoration work is done, it’s important to check timber and paintwork frequently.
“We recommend painting or varnishing external timber sills annually to make sure they’re weather-tight,” Chris says.
Open sash windows often to prevent them from sticking, Richard advises. “Check any handles, trickle vents and working parts every year and lubricate them with silicone spray or light oil. The timber framework of windows should be cleaned thoroughly every year, too, including the working parts.”
For 10- to 12-year repainting cycles, Adrian recommends modern microporous paint. “Then, other than cleaning traffic film off the paintwork and occasionally oiling the pulley and locks, sash windows will be relatively maintenance-free,” he says.
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Do you have a growing family and need more space? Or just want a home that has the wow factor? Have you moved into a new home and are thinking about renovating to have your stamp on it? A garden basement may just be what you need. It’s unique and can be used for whatever you want; a playroom, a gym, a swimming pool, a kitchen-diner or a home office.
Not only will it add space to your existing home, but it has also proven to increase the value of property.
Here’ why should you build a basement under your garden & not under the existing structure.
A garden basement, allows for a brighter, lighter space as you can install roof lights, lightwells or terraces and flood the basement with natural light.
External openings directly into the garden allow for fresh air. Basements under the existing structure have limited scope for natural air and sunlight. Garden basements, on the other hand, by their very nature and position on your property are ideal to allow for fresh air and light.
A garden basement can be much bigger than a basement under your home if you have a large garden. There’s nothing to stop you (other than council approval) from creating a basement under your garden that spans across it.
Often, a garden basement is quicker to build than one that’s under the existing property simply from an ease of access perspective. Equipment for a basement conversion is large, heavy and cumbersome and much harder to manoeuvre inside a property than outside. Equipment like the conveyor belt and piling rig can easily be installed outdoors. Want to know how much your basement might cost? Find out here.
One of the most useful facts of a garden basement is its reduced impact to your and your neighbour’s properties from a structural perspective. And with no building added to the back of your house, it’s subtlety, protects your neighbour’s right to light.
We’ve probably got you excited about your garden basement now… is your head spinning with ideas and plans for that amazing space you are going to create? That’s wonderful and please do give us a call if you need someone to help you through it.
However, before you dive into the project, there are some elements you need to consider.
- Planning – Please speak to your local council to understand the basement planning policies in your borough. Different areas have different requirements and it’s important to be well-informed about what you can and cannot do. Find out more about basement building regulations.
- Is your property in a conservation area? If so, there are some very specific requirements that you need to adhere to.
- Trees- check if there are any Tree Protection Orders (TPO”s) on your property. You will also need to assess whether your basement will have an impact on the trees in both yours and your neighbour’s properties.
- Party Wall Awards –You will need a party wall award if your home is semi-detached or terraced as you will be digging close enough to your neighbour’s property. If you are in a detached home, other criteria come into play. Speak to a party wall specialist to assess whether you need an agreement.
- Hire a competent and experienced architect. Your architect is the single most important person when you are embarking on any extension or conversion project. Find out how you can find the right architect here.
- Of course, your building contractor is as important as your architect. Make sure you appoint a builder who is experienced with building basements. A builder who has never done a basement, may be perfectly capable of building an extension, but a basement has considerations that only an experienced basement builder will know.
At SDA Build London, we have worked on several homes across South West London and have built some stunning basements. Please do visit our Projects page to have a browse of the work we have completed.
If you are thinking about a garden basement or even a basement under your home, do give us a call on 0208 191 7595 or email us at enquiries@sdabuildlondon.co.uk or better still why not book a FREE consultation via our website. We’d be happy to visit your property, assess your needs and give you some recommendations and options. We look forward to hearing from you.
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5 Reasons You Should Consider Rendering Your Home’s Exterior
(We found this interesting piece in Homebuilding and Renovating… Could be useful weighing up the pros and cons of rendering your property)
If your property needs a bit of a facelift, it’s worth considering how render might give your home a new lease of life
So much focus is given to our home’s interiors that the exterior of a property can often go overlooked. But an exterior facelift can help to completely transform a tired and drab property and add a healthy dose of kerb appeal (essential if you are looking to sell).
One way you can update your home’s exterior is to use a render. This is a coating applied to the exterior facade that will not only improve the look of the walls, but can also protect the walling material from the effects rain and wind.
Here are five reasons you should consider render for your home’s external facelift.
1) Water Repellent
If you are looking for a low-maintenance option, then look for a render with water repellent technology (K Rend offers a range that incorporates silicone into its cement-based render system). This not only prevents water ingress but will keep a freshly rendered appearance for longer.
2) Low Maintenance
In addition to a water repellent option that will help to maintain the freshly rendered appearance, you can also specify options with an algae-resistant additive for a really low maintenance option.
3) Extensive Colour Range
Renders are often available in a wide range of colours, allowing you to choose the right colour for your home. Traditional homes look best with a neutral colour palette, but a more contemporary design could be a great place for a bolder colour choice.
4) Texture
With render, the various options are not just limited to colour, you can choose from a variety of textures too. Textures can vary from a very fine, subtle texture; a scraped finish; through to a pebble dash or brick effect finish.
5) Wow-Factor Options
If you want to really ramp up the kerb appeal with your home, then there are many options that will take your render to the next level. Your render can be cut or shaped to simulate stonework, to give the illusion of quoin stones at the corners of the building, or to highlight architectural features like your doors and windows.
The SDA Build London team are specialists in all aspects of property renovation. Give us a call on 0208 191 7595 to discuss your needs. Email us on enquiries@sdabuildlondon.co.uk or better still book a FREE consultation so we can pop around to your property and give you some of our suggestions.
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Basement conversions are a popular way of increasing space and square footage and adding value to your home, especially where building up is not an option. We have built several basements in Central London, allowing families to expand their living area, avoid being uprooted and save the prohibitive costs of moving home. In fact, the value to cost ratio of building a basement is more favourable than many people expect.
We thought we’d share some of our insights on the factors that will affect the cost of converting a basement.
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Existing cellar
Do you already have an existing space in your basement that you want to convert into something habitable? If a space already exists, this is the best-case scenario of a basement conversion as the heavy-lifting has already been done. The cost of converting an existing cellar into something more usable would be approximately £2000 per m2, depending on the specs you choose. The costs will increase if you need to increase the head heights or lower the floor.
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Basement excavation
If you need to excavate a basement, naturally the costs will be higher simply because the amount of work required will be more. The specific areas that will need to be costed are:
- Removal of excess material under the home. You will need to factor in digging equipment, skips and additional labour.
- Tanking and waterproofing. This is the single most important aspect of a basement conversion. Find out why.
- Underpinning walls
- Rerouting drains
- Adapting to ground conditions which may only be revealed once your builder starts excavating
- Adapting to water table levels.
You should expect the cost of a new basement excavation to be approx. £3000-4500 per m2.
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Use of Basement
What will the room be used for? This is a vital factor in determining the cost. Basements are used for a variety of rooms including, gyms, cinema rooms, garden rooms, kitchens, playrooms, swimming pools and other. The cost of building any of these will depend on the specs you specify. Obviously, installing a swimming pool, state of the art cinema room or a kitchen will be more expensive than the cost of installing a gym.
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External Access
Do you require external access to the basement? This will add to your cost as a separate entrance and full access path will have to be excavated and created. It would be more cost-effective to have access from within the house, however, that may not always be desirable if, for example, your basement is going to be used for work (consulting rooms), where you don’t want your clients going through the house.
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Other costs
There are other costs you need to consider and factor in your overall cost of build. These are costs that are usually incurred even before a single stone is broken.
- Architect Fees – Please read our guide on Choosing the Right Architect.
- Planning Applications
- Structural Engineer Fees
- Building Regulation Fees – Find out about more about Building Regulations for Basements.
- Party Wall Agreements
- Insurance
A basement conversion can add valuable space to your property, however, it’s important to consider all the elements mentioned above when you are working out the costs. If you’d like a handy tool to help you plan your project, please download our FREE project management checklist.
If you’d like to have a look at some of the basements we’ve built (and we’ve done a fair few), please visit our Projectspage on our website.
And if you’d like to pick our brains on a basement conversion you are thinking about, please do not hesitate to get in touch. You can either book a FREE consultation where we’d be happy to pop around to your property and share some of our thoughts and recommendations or give us a call on 0208 191 7595to have a quick chat.
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You can add valuable space to your home or property by building a basement. If you are thinking of creative ways of adding floor space in your home to incorporate perhaps a wine cellar or a home cinema or even a swimming pool, consider venturing downwards to the basement.
There are several structural regulations that must be adhered to when excavating below ground and these are areas that your architect and builder will take care of. However, one of the most important elements to consider is the waterproofing of your basement. One of the reasons homeowners are put off building basements is due to the possibility of flooding and leaking resulting in damage to furniture or equipment. Basement conversion waterproofing is therefore a vital decision in your conversion project.
We cannot stress enough how important it is to ensure your basement has a robust and hardy waterproofing system installed. Whatever method of waterproofing you choose for your basement conversion, it should be appropriate for resisting ground water pressure and should have British Board of Agreement (BBA) or similar independent technical accreditation.
One of the well-known waterproofing methods used by many builders is ‘tanking.’Tanking is a generic term used to describe various mediums which are used to deal with water entering a below ground building. Tanking membranes are really barriers which are applied to the structure to physically hold back water ingress and are the more traditional method of dealing with water from the ground. Tanking forms a completely waterproof box in the ground – like an inside-out swimming pool – but water pushing against a solid tanking barrier has a way of finding its way past or through in the end.
Today, most basement specialists use a more sophisticated cavity membrane system. This is a textured breathable membrane around the entire basement behind which any damp is trapped and channelled down the outside of the basement walls, under the floor and into a sump from where it is pumped harmlessly away.
As experienced builders with many years under our belts, the SDA Team have often been called in to fix many a botched project, and sadly one of the most common botches is poor waterproofing.
For this very reason, SDA Build London is proudly accredited by the UK’s leading waterproofing brand, Delta, with all our basement conversion projects installing their cutting-edge Delta Membrane Systems.
This high-density polyethylene covering is applied to the walls, floors and ceilings of a basement dig out, where it blocks, controls and drains any potential ground water ingress from entering a property. It can be applied to new, existing and retrofit projects, and is flexible and durable so it can cope with movement or vibration in the home – important as this is often the cause of basement flooding! All our Delta Membrane installations come with a 30-year warranty that ensures your basement is protected.
If you are building a basement and need some advice on waterproofing options, do give us a call on 0208 191 7595. Or simply book a FREE consultation via our website. We’d be happy to visit your property and share our thoughts on what might be your best way forward.
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