Call us Today: +44 (0) 20 7936 4470           Email: [email protected]      English   Italiano   

 

 

Other Services - Restoration /Renovation /Refurbishment

Planning your restoration

Whether you plan to restore, renovate or refurbish your property in Italy, there is always a local order in which renovation work should be planned.

Preparing a plan is always very useful to estimate costs and a time schedule for your restoration.

A common situation is to complete renovation work including re-plastering and decoration, only to discover that the whole place is riddled with rising damp and in need of an injected damp-proof course, involving removing the new plastering!

What to consider:

1. Assess the Building’s Condition

The first stage of any renovation project is to get a detailed assessment of the current condition of the property. If you have not instructed a geometra or technician for a home report valuation/ survey before purchasing your home (or you might have been the owner of the property for already several years), a building report would be required.

The report will reveal the type of construction of the house across different parts of the building – and this is important as it will affect the type and extent of any work that can be made and materials and techniques to be used.

Additionally, the report will assess, not just the works required, but also whether the building is compliant to urban planning or if there are any other aspects to be considered e.g. infestation, subsidence or heave, damp or drainage problems.

2. Apply for permission

At the earliest possible stage, you should identify which part of your proposed renovation project requires an official consent. You need to know whether the work requires:

* planning permission at local authority level, region level or above

* building regulations approval (for the structure, hygiene, access, electrics, fuel, glazing etc.)

* listed building consent

* engineer report

* geologist

* aerial photographs dating back to 1967 or earlier

Sometimes applications can take several months and this may influence your decision on which works to undertake.

3. Preparing work condition

While all consents are taken care of, it may be necessary to make sure that there is a supply of water – if there was one it may have been disconnected – and electricity for power tools, possibly using a temporary meter box depending upon the condition of any existing wiring.

4. Demolition and Clearance/Waste removal

When it is time to undertake any demolition work that is required and to strip the building back to the part that is to be kept, you should consider to restore, treat or clean the material that can be re-used and therefore store somewhere safe.

If the demolition works are extensive and you do not plan to reuse that material, you may find some companies interested in purchasing them (particularly well maintained terracotta tiles) – this could save time and effort, and potentially raise some cash, too.

5. Humidity issues

Most of the buildings in Italy are more than 80-100 years old so it is likely to have solid walls (as opposed to modern cavity walls). These are either built in brick, stone, oak frame, clay etc. or even tuff rock. Such buildings often suffer from humidity problems, although in many cases the problems are the result of modern changes in the following years.

Although there are no building regulations on damp treatment, it is important to deal with this issue at the earliest as it could require just a simple damp treatment or often the problem can be solved during the restoration work using non-invasive methods such as improving ground drainage around the property, lowering the external ground level, improving ventilation and even just getting the heating back on.

Damp is often caused from condensation within a building. The solution is to improve ventilation, and to ensure that the building can breathe by reinstating lime in place of impermeable cement in plaster, mortar and render.

6. Check Drains/Service Connections

At this stage, it is a good idea to check that the existing drains are in working order.

7. Plan Access/Site Layout

Amalfi coast is known for its many steps (often over 100) to reach the front door, Liguria for its hilly tracks with no car access, and anyway the most beautiful properties may have restricted access. So, it is a good idea to plan ahead, check what percentage or extra costs would need to be considered on top of the renovation costs, and get any large items or machinery in for landscaping, before access is further obstructed by new building work and stored materials.

8. Major Structural Work

Any major building work can now take place as the existing building is stable and there is no danger of concealing problems or having to undo work to get to the original building. All new work must comply with the newest Building Regulations, including anti-seismic construction whether you are or not in a seismic area.

In an older property, it is a good idea to consider rewiring the entire property and to budget for this, as the Building Regulations now require all wiring to meet the current regulations and this is a legal requirement to be able to certify the work.

9. Make your property weathertight

Once the roof structure is complete, the structure should be made weathertight and to secure the building.

Doors and windows can also now be installed or openings should be covered in plastic sheets.

10. Landscaping work

Landscaping work to form the drive, paths, beds and lawns can be undertaken at almost any point in the project, providing it can be protected from damage by the building work. Most people wait until they are ready to move in. Do not lay the final drive finish until all heavy vehicles and skips have finally left site.

11. Internal works

With the building all but completed externally, it is time to focus on work inside. This can start as soon as the roof is covered.

Re-wiring and plumbing work can be undertaken, including soil pipes and drainage connections.

At this stage everything that will later be concealed by plaster needs to be installed, so if interested in alarms, speakers or any other home automation equipment.

12. Snagging

After the works, it is expected that some small problems may arise over the ensuing months.

It is important to fix them as they are noticed. If the defects are not the builders’ fault, like for instance plaster cracks, tradesmen may ask for payment but if you used a main contractor, they should return and resolved any defects as part of their fees.

Working with us

Fees/Costs to be considered

courtesy of Arch. Padalino

 


 
PROPERTY ORGANISER

The Property Organiser is run by a team of trained professionals with a wealth of experience in the property sector.

English   Italiano   

 

SUBSCRIBE TO OUR NEWSLETTER

Name*
Email*

 

PROPERTY ORGANISER HEAD OFFICE

Temple Chambers, 3/7 Temple Avenue, London, EC4Y  0HP
Telephone: +44 (0) 20 7936 4470
Fax: +44 (0) 20 7979 0224
Mail: [email protected]

 

Terms & Conditions      Sitemap      Copyright © 2014 The Property Organiser Ltd. All Rights Reserved