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Attic conversions
Barn conversions
Swimming pools
Kitchens and bathrooms
Central heating
Wood-burners and fireplaces
Septic tanks
Roofing
Rendering and pointing
Floor and wall tiling
Windows and doors
Electrical installations
Plumbing
Structural alterations
Design, plans and Planning Permission.
Having completed dozens of these, we can say that the most critical areas are establishing the right specification, techniques and materials and carefully designing the conversion to make the most of the available space. There a many fundamental decisions to be made that can benefit from an experienced eye - positioning of stairs, soundproofing the original boarded floors (commonly the only separation betwen the two levels), having adequate thermal insulation, to name but a few.
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Whether to create a main residence, or an annexe, or for holiday letting units, these larger projects need careful management. Vendee Building Services can propose a start-to-finish service, from the plans and planning permission, right through to the final details. If you are managing the project yourself, we can simply step in on the aspects that you wish, each job quoted and accomplished as a separate entity.
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To really get the best from your house in Vendee, a swimming pool is a real bonus. For those who intend letting the property to holiday-makers, the current letting market is dominated by properties with pool, to the point at which it is now becoming difficult to let a house without a swimming pool.
Installing a pool is one area where you really need sound advice, as sadly there are many rogue companies, offering poor design, unsuitable products and untidy workmanship. Vendee Building Services works with partner pool specialists that have a proven track record. We can take you to visit example pools to see for yourself. A pool is not just the water - we can propose a full range of associated elements to complete your dream (patios, stone walls and features, built-in barbecues, safety fencing, etc.).
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Kitchens
and bathrooms
There
is a tendancy to assume that you must bring kitchen units for your French
home from the UK. This is often false economy, as there are suppliers
of good quality kitchens in the area and at realistic prices. We have
access to a range of suppliers and can offer very competitive pricing
compared to that which you would find in hunting yourself.
There is also the frequent frustration of finding that there is some part
missing, or incorrect, or damaged, that really ought to persuade you that
your kitchen is better bought in France, allowing minor problems to be
instantly fixed.
We
have a wide experience of kitchen installation and can offer a comprehensive
service, including plumbing modifications, electrical modifications, custom
fittings (real oak worktops, brick-built breakfast bars, specific unusual
requirements, etc) tiling of walls, paint finishes. This offers an excellent
alternative to the usual French hassle of multiple trades - typically
you need a kitchen fitter, a plumber, an electrician, a joiner, a tiler,
a painter, etc, all of which need to be coordinated to get the job done,
whereas we do the lot from A to Z !
For bathrooms, please resist the temptation to bring bathroom fittings
from the UK. We have seen many instances of this ending in wasted time
and money. There are substantial differences between the French and UK
systems and the two are rarely compatible. We can offer bathroom fittings
to suit all tastes and all budgets (we have fitted toilets at £50
up to toilets at £400 !) and we can find you those 'special' tiles
you had set your heart on. On a more practical level, we can advise on
methods of ensuring trouble-free installation, including avoiding those
drain-smells, ensuring adequate hot water supply, ensuring correct ventilation
and leak-free floor tiling over wooden floors (yes it can be done).
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You should not under-estimate the benefits of installing central heating. For second homes it gives the peace of mind that it will come on automatically if temperatures fall near freezing and a little background heating works wonders in keeping the property aired and damp-free whilst unoccupied. It also ensures that you get the most out of the property, being able to use it at any time of the year in full comfort - yes, it does get cold in western France !
Until just recently, the most popular form of central heating was oil-fired, or gas-fired for town situations. There is no mains gas in rural areas and tanked gas is rapidly becoming too expensive. As fuel prices have risen a lot recently there is a tendancy towards considering more ecological solutions. These include geo-thermal systems and/or heat-pumps which extract heat from the surroundings and offer 3/4 of your heating for free. Surprisingly, wood-fired boilers are making a come-back, modern versions being highly efficient, producing little pollution and being cheap to run.
Whilst conventional radiator installations are often the usual system employed, we have seen an increase in under-floor heating and have installed this in several full renovation projects. In some cases it is still possible in a partial renovation situation or an 'almost-finished' house, using under-floor downstairs and radiators upstairs.
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Most older French properties have at least one fireplace, but many have undergone nasty 'renovations' over the years, being blocked off, painted, converted, brick-faced, etc. We have restored many fine stone fireplaces to their former glory and have our own favourite Mr Fix-it who can turn a feebly smoking hearth into a real source of heating for the whole house. If wood-burners are your choice we can offer top quality units in a variety of styles, and include any adaptation required and the necessary re-working of the chimney flue to comply with the installation regulations.
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You need to be aware that ALL properties in France will shortly have to comply with European regulations for waste/soil water treatment. In rural areas and small villages, the cost of mains drainage is prohibitive for the local council and therefore the solution of upgrading individual septic tanks will have to be adopted in many cases. It is unclear whether the costs of this will be born by the property owner, or whether finacial assistance will be available.
Any existing system installed prior to around 1990 will probably not be compliant. One finds two basic types; a) soil water disposal into a small septic tank, then on into a simple drain or soak-away, with waste water going directly into the drain or soak-away, b) a larger tank taking both soil and waste water and leading into a more elaborate drain system. The former will certainly need replacing completely, whilst the latter may in some cases be suitable with some modification.
Sometimes, the type of system is totally unknown, having laid undisturbed for 20 years or more and there are instances of surprising discoveries - waste water going into the storm-drain in the road, or even just a simple hole in the ground !
A new system needs consultation with local specialist authorities to determine the capacity required and the type of drainage in relation to the sub-soil. The finished work is inspected and approved by the local authority. Our experience will save you time and hassle and ensure that the finished system is fully compliant.
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With thousands of square metres of roofing under our belt, this is one of our specialities. Many roofs on older properties in Vendee covered with the traditional half-round terra-cotta tiles. Whilst these unboubtably give an "authentic" look, they require constant maintenance (getting onto the roof at least once a year to reposition slipped tiles). There are many modern solutions, including interlocking tiles that are virtually maintenance-free and can be obtained in multiple shades and with a dappled finish to blend in perfectly with character properties without looking too new.
Whilst it is often possible to re-tile onto the existing roof structure, this needs to be carefully assessed to determine whether rafters and boards need to be changed at the same time, avoiding "false-economy".
In cases where the existing insulation is inadequate it is possible to add further insulation at this stage, on the outside, without disturbing the interior of the property. The addition of some Velux windows can transform a house and are well worth considering.
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With many older properties the type and condition of the existing stone pointing or rendering is primordial in ensuring the long-term preservation of the building and controling damp. Sadly, many properties have been badly affected by previous 'renovations' using inappropriate materials - the classic case being cement rendering on a stone house, which simply locks damp in the walls and makes the damp problem far worse and can lead to damage to the structure of the walls.
One of our specialities is traditional lime rendering and stone pointing for older properties. This uses the same proven methods that existed at the time the house was built, so is entirely compatible with the structure and restors the humidity balance in the walls by allowing them to 'breathe'.
A complete renovation project should address this problem as a priority and we can easily point out to you the tell-tale signs that indicate that this type of work is necessary. Once the property has been returned to it's original condition, as well as the peace of mind of having a property free from mould, damp smells and peeling paint you have the possibility of taking full advantage of authentic lime paint finishes offering a really fabulous look for traditional interiors.
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The sucess of a tiling job is only as good as the support underneath and in many instances a diagnosis is required to see if any specific preparation is required. For wall tiling in kitchens and bathrooms this may involve cladding with water-resistant plasterboard or re-rendering to achieve a flat solid support. Whist floor tiles can be laid over existing tiles in good condition, there are many instances where specific preparation is required to ensure a quality finish and a durable floor. This may be limited to a self-levelling screed, or may involve breaking up the existing floor. We can advise on the best methods most appropriate to the condition of the floor and propose solutions for incorporating under-floor heating at the same time if heavy work is to be envisaged. In complete renovations and conversions we can propose a unique anti-damp system with a ventilated sub-base that has proved to be superior to conventional damp-proof membranes.
We specialise in authentic terra-cotta tile floors and can offer a superb range of locally made tiles in a wide variety of shades and styles, including stunning replicas of time-worn "tomettes". Prices are far below that which you find at the specialist companies in the UK, making tham readily affordable.
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Windows
and doors
The choice of replacement windows and doors is very
much a personal affaire. Those looking for authenticity will favour oak
or hardwood, whilst those seeking ease of maintenance will prefer PVC.
These days, PVC windows have come a long way, now being available in a
good range of colours to blend in with local styles and also free from
the premature dirty-look that tarnished their reputation in the early
days. Whatever your choice, we can offer made-to-measure windows through
our partner companies at very competitive prices. Fitting is always included,
so there are no hidden extras to worry about.
Remember
that in France there are shutters to include - the same choice applies,
there are PVC versions available that are hard to distinguish from the
originals - most people prefer lounging around the barbecue to painting
shutters !
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A subject which often raises heated debate. Whilst the UK system has undeniable merits, a modern French installation also has its own advantages and most technicians who understand both will tell you that it's poor reputation is totally unfounded. Whatever your position on this, it must be said that only approved French methods and fittings should be used in France (no, don't even think of bringing over 'twin and earth' cable and 13Amp sockets). Not only will a UK-style installation reduce the resale value of the property, but in the case of a fire or accident your insurance may not cover you.
One finds that most properties have installations which have had many improvements and additions over the years and the diagnosis of the real condition is often difficult. It is necessary to go back to the weakest links to find the limitations - often finding an indadequate fuse box, dubious earthing or under-sized cables, all of which are potentially a hazard. We can offer a diagnosis of the existing installation and can advise on what essential works there may be. The costs involved in replacing the electrical installation in an older property can vary by up to 100%, depending on whether the existing basic arrangement is replicated and brought up to latest standards or whether a full installation is envisaged, including all the facilities required in a new house. You need guidance on this aspect to make sure that the result will meet your needs.
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Another subject which seems to have a bad reputation in France. There are vast differences in the techniques used here, compared to the UK, but a well designed French system is far simpler that in the UK, is totally trouble-free and works very well. The absence of header tanks and having proper regulated water pressure on both hot and cold is really an advantage. Once again, avoid trying to mix French and English materials, as the pipe sizes are not the same, the adaptation necessary is time-consuming and rarely satisfactory and spare parts are impossible to find.
There are two main systems of plumbing in France:
a) The traditional copper system, typically using pipes from 10mm up to 18mm (ie smaller than the UK due to higher water pressure). This is normally brazed using cupro-nickel alloy instead of soft soldering, making it much stronger and more resistent to vibration and frost. Any buried or hidden pipework is in continuous lengths of anealed (soft) copper, laid in plastic sheathing, avoiding potential leaks in inacessible places. The life of such a system is reckoned to be at least 50 years.
b) Recently the plastic system has become more common and is generally used in any major re-work, leaving copper for any visible pipe runs and connections to some appliances. The pipes are in Reticulated Polyethylene and reinforced by a hefty plastic conduit making them very resistant. Despite being relatively expensive, the overall job costs no more as the simplicity of installation reduces the labour costs. The life of these systems is generally thought to be superior to copper pipe.
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Whatever your requirements, we can find a solution, whether it be an additional window or door opening, breaking through an interior wall, changing a roof line, creating a stair well, creating a first floor level or mezzanine, or adding a complete extension.
For stone properties we can propose new openings in either dressed stone or with brick jambs to match whatever existing style you have.
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Design,
plans and Planning Permission
We offer a complete planning and design service,
able to get your ideas down on paper, determining the technical feasibility,
the appropriate methods and materials to be used and sorting out the planning
issues that need to be addressed. In France the planning situation is
split into two different levels:
a) The simple declaration of works ("Declaration de Travaux")
which covers minor alterations, changes to openings, velux windows, exterior
appearance (type of roof tiles, rendering or pointing), construction of
fences and garden walls, sheds, etc, up to small extensions measuring
no more than 19 square metres. A set of forms and a simple description
of the works, including sketch plans and photos is given to the local
mayor's office and the project is considered approved if no objection
is raised within one month.
b) Full planning permission ("Permis de Construire")
covering anything more substantial than the above.
Note
that this includes any case where there is a change of use, either of
the whole or of part of a building, to habitation - such as converting
an empty attic, converting an outbuilding or similar. The request for
planning permission requires a sustantial amount of paperwork, including
detailed plans, exterior materials, finishes and colours, waste water
and rainwater disposal and information and photos showing the environnmental
impact of the project. Once the complete dossier is submitted, the approval
process normally takes 3 months.
In some cases the process is a little more complicated, for instance when
the property is situated within the protected radius of a listed building
(some churches and the like). In this case, modifications have to be passed
by a further authority (Batiments de France) to ensure that they
are in keeping with the surroundings. For example, this may restrict the
choice of roof tiles, or the colour of windows and shutters, or prohibit
Velux windows.
Expert help is essential in all planning matters to be able to get through
the red-tape
and the technical French involved - leave it to us!
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Vendee Building Services. Nicholas Hall, La Petite Chauvetterie, 85400 St Gemme La Plaine, France.
Web design: Accord Services, Vendee.
All building trades: Building, renovation, extensions, concersions, roofing, rendering and pointing, floor and wall tiling, septic tanks, swimming pools, central heating, electrrical installation, plumbing, kitchen fitting, bathroom installation, wood-burners, fireplace renovation, timber treatment, damp treatment, structural alterations, plans and planning permission.