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mike2016 last won the day on November 27 2016

mike2016 had the most liked content!

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About mike2016

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    Dublin, Ireland

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  1. mike2016

    The Banks press Pause

    Got valuations done of side garden with planning, the house without the garden and the value of the proposed new house when it's finished. The main problem is I can only access 80% of the build cost / house value (whichever is the lower) with a new mortgage and I've no savings to speak of so rather tight to pursue a build at present. Give it a year and I'll have paid off the mortgage one more year and added a lump sum to that to reduce it further. I can split the folio at time of sale despite absent advice from one solicitor. So that's a runner. I've now gone out to tender and hope to have up to 6 builders quotes in by Xmas to consider. Currently though my finances aren't in a good place so am planning on switching banks to get a 1 year fixed rate and 2% cash back while deciding if I should sell and build and if that's possible in January or delay a year. I can always break the fixed rate early if necessary. So, let's wait and see! Maybe Santa will be nice to me!
  2. mike2016

    The Banks press Pause

    Disappointing week. I've been waiting three months on a decision by the bank about splitting the property folio and allowing me to sell the old house but keep the side garden to build on. They are concerned if I don't sell the house they are taking a risk as the LTV would then exceeds the Central Bank limits. The reduced property value post split plus the fact I've only a year paid down on the mortgage plays into this. I thought they would hold the side garden as security but it doesn't work like that.... I've been talking to a few banks and my solicitor about options but the clearest to date is either to split the property at time of sale or wait a year, pay down the mortgage to get it below the 80% LTV threshold (depending on the valuation), then in a year ask the same question. I'm all ready to go to tender - have builders lined up and the tender package written but without the bank's approval I can't proceed. I'll wait to see if any other options emerge but getting access to the garden has been an issue from the start. I tried to buy directly off the previous owner but the banks didn't play ball, and now again I'm hitting institutions that we bailed out calling ME a risk! Anyway, rant over. Turns out nothing is simple. I can only ask the questions, the replies sometimes confound me! Let's see where we are in 12 months......
  3. mike2016

    wall build up options

    Hi, I've two different wall build up options and conflicting advice about which is more cost effective. The first is a twin stud, cellulose fill, with aquapanel & k-rend. The second is Climawool / timber frame / outer block leaf which is slightly thinner and claimed to be cheaper. Now, I know that's light on detail but any thoughts about cost: I would assume blockwork will take longer / need scaffolding longer vs aquapanel / k-rend cost so it's about even. Thanks.
  4. mike2016

    Stairs options

    Great ideas - gives me ideas about how to achieve that I'm after. Thanks!
  5. mike2016

    Tender does it....!

    I received the tender documents from the Architect last Friday, about 4 weeks later than I'd hoped. Still it had around 12 documents and a cover letter for me to absorb and read over the weekend. They provided all the details the builders need to price the job which is a lot of detail, wall makeup, foundation and roof elements and I finally get a preview of different cross sections of the house. They provided a window and door schedule, room elevations including a design for the kitchen, utility room, under stairs storage and more. A MVHR layout and Electrical plan was also provided. I've to tweak a few things of course but so far not so bad. We had discussed my preference for a KORE passive slab and Aquapanel / K-Rend exterior back in August but they've gone for a kingspan foundation and blockwork on the outside. Also Climawool which is a bit cheaper. I've to send them feedback and see why they went this route but it was a bit suprising to say the least. Fermacell was my choice for the interior. EXTERNAL WALL BUILD UP 515MM INCLUDING PLASTER (U VALUE 0.1 W/(m2K)) 20MM EXTERNAL COLOURED RENDER FINISH 100MM BLOCKWORK EXTERNAL LEAF OR BRICK 50mm VENTILATED CAVITY. BREATHER MEMBRANE ON 10mm DIFFUSABLE RACKING BOARD 220mm TIMBER FRAME WITH 220mm CLIMAWOOL / MOY METAC INSULATION (0.032W/mK) FITTED TIGHTLY WITHIN THE TIMBER FRAME, 50mm KINGSPAN KOOLTHERM K106 (0.022W/mK) FIXED TO TIMBER FRAME. AIRTIGHT MEMBRANE (INTELLO OR EQUIVALENT APPROVED) 50mm TIMBER BATTENS TO FORM SERVICE ZONE, FILLED BETWEEN WITH CLIMAWOOL / MOY METAC INSULATION (0.032 W/(mK)) 15mm FERMACELL AND SKIM FINISH. GROUND FLOOR BUILD-UP (U VALUE 0.070 W/(m2K)) 75MM CONCRETE SCREED ON 280MM KINGSPAN KOOLTHERM INSULATION (0.020W/mK) WITH 60MM VERTICAL UPSTAND TO ALL EDGES ON RADON BARRIER ON 150MM CONCRETE SLAB ON 50MM SAND BLINDING ON MIN. 150MM COMPACTED HARDCORE Now it's a matter of working through 3 pages of notes and comments I'm sending them back and agreeing the final tender specs. They have a few builders lined up who expressed an interest and I've three of my own. Hopefully we'll get prices before Xmas and I can get cracking in January. I've to sell my own house but need some groundworks done before I put it on the market as the new house is next door and access to water/broadband etc and new car parking spaces have to be provided. Bit of a juggling match! Still not sure on a few options including the heating system, simple would be better but Irish regulations are being updated shortly and you have to tick the box or else! And someone has to sign the piece of paper too. Lots of paper signing over here! No inspections at all which is funny! So, hopefully next post will be wailing over the price of building and how many zero's it will cost me!!
  6. mike2016

    Stairs options

    Hi, I'm undecided about the stairs I want. I like the look of oak and glass but I'm not planning on anything more than a basic budget would allow. Do I ask the builder to whack up a softwood staircase himself or is metal / concrete an option? The only other characteristic I'm after is quiet, a good solid no creaking staircase is a must! Any advice appreciated!
  7. mike2016

    Should my LEDs be this warm when turned off?!

    Thanks! You're spot on.....heating has been off for over an hour and no hot spots. Must be heating pipes as you say....had me worried!
  8. I was checking out my boiler with my FLIR and spotted the adjacent 5W LED downlight was rather warm. Then I checked the other 7 and they were too. They were turned off as it was daytime so what's generating the heat and is this normal? I changed them from halogen last year - MR16 to GU10 and they are two switched banks of 4 x 5W. Thoughts?
  9. mike2016

    Are Solar Panels worth it now?

    Some costs savings are possible with "in roof" panels for new builds to save cost of some tiles/slates You can also check out a ground mount out the back garden, cheaper to install yourself and get electrician to wire up afterwards. Keep an eye out for second hand panels and inverters also Check out batteries in 2-3 years for better prices My Plan: 2.5kW in roof panels in new build (new) 2.5kW rear garden with mix of s/w/e facing panels (second hand) Batteries later.... That's if I get the build going..!
  10. Nope, they're UK only, just queried with them. I'm sure there are a few more insurance providers out there who do but I'll have to scour the internet for a bit! Thanks for the tip though.
  11. Been down this road - all the Banking cost templates I found in Dublin, Ireland allowed for Timber Frame but then had an asterix - "Standard timber frame structure with traditional block exterior". I challenged each bank on this and found two who came back and said on review, yes, they would offer a self build mortgage for cement panel / render rather than masonry outer leaf. Insurance companies were also a pain - only got 1 or 2 interested and at an inflated price, claiming timber frame is more expensive to repair. Ring around and challenge them might necessary.....
  12. mike2016

    Windows and Tenders

    MBC Project is a separate company to MBC Timberframe. Will have a look at those other two ProDave. Maybe Velfac isn't as bad as I think but I'll definately keep them in mind for my budget. Thanks all!
  13. mike2016

    Windows and Tenders

    I'm currently awaiting the Architects tender documents for review. It's been a two month process and I've been making inquiries into specific heating, MVHR and window options. Budget as always is a worry. I've drawn up a list of timber frame companies and builders and met those on the short list face to face. The Architect will have other names to drop I'm sure but getting a feel of the building pulse and talking with the builders really helped me identify the risks as they see it. Masonry vs Cement Board was a concern, Architect said masonry is 1/2 the cost, builders has it's about the same. Shows what they know! I have a few quotes for MVHR and for all these options, getting a Passive House Certified unit was recommended. BPC are my lead choice (Ventaxia), Zendher and Paul while better are proving too expensive. Heating will most likely be ASHP for now. There's too much pushback to get a SunAmp in up front. I'll get the house built and review. Nick gave a great idea about a willis heater but the Architect is opposed. Well, we'll see what the tender responses look like and how this plays out. They tell me I can choose a cheaper ASHP later but later may be too late. Windows have been the most frustrating area. I've been speaking to over a dozen suppliers. Most don't quote the specs I'm after, don't have the glazing options I need or have never heard of the performance certificates the Architect wants. Despite quoting what I need, you usually only get a standard response. Sure, they're nearly passive you'll be fine..!! The PH database doesn't tell you which windows are available in your local area. It's been hit and miss contacting them directly. Some supply to Ireland, some don't. Previously I'd thought Rationel would be an easy win but the G values are fixed and I need higher ones for my house. I'm hoping for top hung, outward opening alu-clad. The Architect gave the following guidance for the specification they require: Glass Technical Information • Ug according to ISO EN 673 • G Value according to ISO EN 410 • Psi Glass Edge according to ISO EN 10077-2 Window Frame Technical Information • Uf according to ISO EN 10077-2 • Psi Install according to ISO EN 10211 • Widths of Frames for Top, Bottom and Sides Then this follow up: “The ideal window would be the one with a low Uf value around 0.8 w/m2k, with a low spacer thermal bridge around 0.02 to 0.03 w/mk, thin frames. The glass is also very important component and ideally the g value is as high as 65% to 67% and the Ug value as low as 0.5 w/m2k.” I'm getting good at taking a quote and pulling out the Uw and other values into a spreadsheet for analysis. Most only give the Uw however, not Uf, g, PSI glass edge etc that's needed. I've two good window quotes in but while Rationel were €14K, these two are €28K and a third €40K! I've prices @ €20K from a few but either their performance doesn't match or they can't provide sufficient information. Velfac come in at €14K but just as I was about to breathe a sigh of relief, I visited their showroom and let's just say I won't be buying if I can help it.... One piece of advice, send the spec, get the price and ALL the performance details and independent certificates to prove it and only THEN bother to visit a showroom. If you're at a tradeshow, fine, otherwise stick to email and phonecalls! Some sales people are very pushy about a face to face. I've two more windows people who are getting back to me. At least I've found windows that will do the job. I hope to list one of them in the tender. The lift and slide may end up being Internorm and so may the door so I might still mix and match but we'll see. There's more to consider of course, Guarantee, supply vs fitting and VAT, is the agent solvent etc At least the Velux windows were easy although over €1K a pop!! Hope to have prices / quotes back in November for a build in 2019. Brexit takes center stage of course. Should I delay selling or building, I'll have to wait and see. Window Model / Supplier list: Josko Prestige True Windows Nordan Ntech Prodomo Internorm MBC Optiwin Zyle Fenster Meranti Tercoco Velfac Thermax 2 Ultra Oknoplast Winergetic (PVC) Rationel Munster Joinery
  14. Hi, I went out to a showroom to have a look at the Velfac. Have you seen an example? They didn't have a triple glazed option in store I'll be up front. When I opened the top hung model they had, the opening section is all aluminium with the glass in it, no wood. The wooden frame is the fixed part and has no outer Aluminium. It's the wierdest thing, get a look at one if you can. Maybe it wasn't the same range you are getting, I hope not!
  15. So I think I'll go to tender as the Architect suggests with an ASHP specification and at build time look at options. I'm not sure if this is the Architects way of tying my hands or not but will see what prices come back and if any are affordable and at build time look at budget again. At least then I'll have a builder onboard and can look at options at that point. There are passive houses that don't meet Part L in ROI, you just need the PH certification and to send in a letter! Good 'ol Ireland! Thanks everyone!