Whilst we get our fair share of older, character properties to feature on the show, it is quite rare for us to visit a property with a thatched roof. Many properties with thatched roofs are period cottages and homes that have that ?chocolate box' charm and if located in a rural location with other similar properties, this alone can be quite appealing. With renewed interest in our historic architecture, thatching is once again, becoming more popular, but are houses with thatched roofs property investor / developer fodder - or more trouble than their worth.

What is thatch?

Thatching is the craft of building a roof with dry vegetation such as straw, water reed, sedge, rushes and heather, layering the vegetation so as to shed water away from the inner roof. It is a very old roofing method and has been used in both tropical and temperate climates. Thatch is still employed by builders in developing countries, usually with low-cost, local vegetation. By contrast in some developed countries it is now the choice of well-to-do people who want their home to have a rustic look.

A combination of its compactness and the steep pitch of a thatched roof mean water runs off the roof by dropping from one end of a stem of reed to another. A new thatch will only ever get wet about 1" down from the surface.

The predominant thatching material in use in this country up until the 19th Century was straw but the main thatching materials in use today are water reed, longstraw and combed wheat reed. Sedge, a grass-like plant which grows in wetland areas, is also used extensively in ridging.

In the UK new water reed or straw is generally 12" - 15" thick although some properties with straw roofs have thatch thicker that this. Interestingly, it'ss not the thickness of the thatch, but the pitch of the reed on the roof that is the crucial element in shedding water. Often a thick coat of thatch will have a slacker pitch so isn't necessarily any more effective. The length of the reed or straw also has a role to play in the efficiency of the thatch to shed water.

Generally because of the thickness of the thatch the bottom projects far enough away from the walls of the property to shed the water away from the walls without the need for gutters and downpipes. Water runs off the roof either into a soak-away trench - filled with small stones - or the water just finds its own way of soaking into the ground or drying on the surface of the ground.

The ridge

As the final protective covering along the top of the roof, the purpose of the ridge is twofold: to conceal the last fixing rod and to provide an attractive finish to the roof.

Although a high quality ridge will only need replacing every 12-15 years, a poor quality ridge may only last 5-7 years. Sometimes, however, the ridge may look shabby, whilst still serving its purpose of keeping water out.

In the UK ridges are made from straw or sedge because this is easier to bend over and form a watertight bond at the apex.

Thatched roofs will have felt underneath. This is for 2 reasons;  It keeps the property dry whilst thatching work is taking place and obviates the need for tarpaulins. Second it prevents dust and loose bits of reed/straw falling into the roof space after thatching has been completed.

Life expectancy

Thatch will, of course, need to be replaced, but contrary to popular belief it can last decades - up to 40-50 years depending on the material used, the pitch and aspect of the roof and the quality of the workmanship. A new ridge will need to be fitted every 10-15 years though and at this time the whole roof can be dressed and cleaned and any moss removed.

Towards the end of its life, a thatched roof will require patching; however, regular inspection and maintenance of the thatch can prevent problems such as vermin damage or rot from shortening the lifespan of the roof.

Some thatched roofs will have wire netting on them. This is to protect straw roofs from birds (it is also fitted to ridges for the same reason) and it adds protection from strong winds etc especially in exposed sites.

What's the advantage of a thatched roof?

Apart from its individuality and charm, the main advantage of thatch is that it has quite unique insulating properties meaning that the property stays cosy warm in winter and yet cool in summer. You can't say this about more recently built properties!

If you are considering buying a property with a  thatched roof then its important that you thoroughly check its condition.

Unlike a conventional roof, it is very obvious if a thatched roof is in poor shape, so take time to stand and look at the condition of the thatch:

o If fixings are exposed all over the roof, it indicates that the thatch is either nearing, or has reached the end of its life.

o If gullies are appearing (vertical deep patches of rot), these will require the attention of an experienced thatcher. Similarly, dark wet patches on the eaves close to the wall indicate the thatch is leaking.

o If the roof is covered in heavy moss, it could mean that the thatch is unable to breath and is therefore unable to dry out properly.

There are some common misconceptions about thatched roofs - which tend to put off first time buyers or those people wanting a low maintenance home. Perhaps for this reason, they tend NOT to sell at a premium (despite their obvious ascetic charm) as they're not to everyone's taste and people believe that they will be costly and time consuming to maintain. So what are the facts about thatch.

Facts about Thatch

1. Statistically, homes with thatched roofs are no more likely to catch fire than those with conventional roofs. If you try and set fire to a closed, thick book, you'll find that it won't burn very easily due to the lack of air and compactness of the pages. The same is true of thatch.

2. Thatched homes are not disproportionately expensive to insure - premiums are the lowest they've ever been; incorporating fire preventative measures makes insuring a thatched roof in the UK not much more than a slate or tiled roof.

Listed thatch

About 75% of thatched properties are listed, so this brings extra considerations. Most external or internal repairs or alterations to listed buildings require listed building consent and you should talk to your local Building Conservation Officer before employing a thatcher to carry-out work on the roof.

Fire Precautions

With common sense and diligence, you can still have an open fire or woodburning stove in a thatched property.Statistically, homes with thatched roofs are no more likely to catch fire than those with conventional roofs; however, if a thatched roof does ignite, the results are rapid and spectacular, so owners of properties with thatched roofs should take precautions.

o You can have the thatch fire-retarded - either by being sprayed on completion or the material dipped in a fire retardant before being applied to the roof.
o Around 90% of thatch fires are caused by chimneys - they need to be swept regularly to prevent a build-up of soot deposits.
o The top of the chimney stack must be at least five feet above the thatch, allowing sparks to escape and die-out before they settle on the thatch.
o The chimney should be checked to ensure that the brick or stone work is in good condition and it should have an insulated lining fitted where the stack passes through the thatch.  Having the chimney lined is a sensible precaution.
o When installing a stove, make sure you employ a professional with experience of thatched properties to do the job.
o  Keep any eye on the flue temperature by fitting a flue thermometer and don't burn wet or unseasoned wood, as this will leave greater deposits in the flue.
o Electrical wires in the roof space should be checked by an electrician regularly.
o The roof should be checked for signs of mice or other vermin as they can cause damage to electric wires.
o  Locate smoke alarms and appropriate fire extinguishers throughout the property.
o If contractors are carrying-out work in the roof space, make sure they do not use blow-torches or other equipment which could create sparks. Plumbers for example should only use compression joints.

Uninvited guests

Owners of thatched properties are sometimes not the only ones who appreciate the warmth and beauty of their quintessential English roof - nesting birds, mice, rats and even squirrels can end up making a hole in your pocket as well as your thatch, so owners of thatched roofs should follow some simple guidelines:

o Walk around your property and have a good look at the roof once a week - if pieces of your thatch are sticking out in loose clumps, with holes above, this could indicate that you have guests.
o  If you suspect your roof is playing host to mice, rats or squirrels, contact your thatcher or pest control officer for immediate advice.
o  Wire netting applied all over the roof will prevent birds and vermin from gaining entry and is recommended on combed wheat roofs (long straw) and for water reed roofs if birds and rodents are a persistent problem.
o Birds are particularly fond of nesting under eaves - particularly if the thatch has not been properly fixed in place, or has become loose. To remedy the problem, call in a thatcher before the birds start looking for nesting sites in early spring and encourage birds to nest in your garden, rather than your roof, by providing a variety of nest boxes around your property.
o Watch out for squirrels in autumn and winter - they are particularly fond of hiding their nuts in thatch and also like to sharpen their teeth on the lead flashing around chimneys.
o The worst damage is caused by rats, which gain access to the roof space and then burrow their way out through the thatch. Make life difficult for them by feeding wild birds etc recommended feeders and avoid throwing food waste on your compost heap. Make sure bin bags are stored where rats and foxes cannot gain access to them.

In Summary:

Whilst these quintessentially English roofs obvious appeal and are ascending in popularity after many years of decline, they're not for everyone. Anyone with a thatched roof, or considering buying a property with one needs to be prepared to carry out extra maintenance and be vigilant about fire and pests. That said, they are part of our heritage and should be preserved.

The National Council of Master Thatchers Association (http://www.ncmta.co.uk/) represents county based  Master Thatchers Associations.

Compulsory Purchase Orders tend to conjure up images of little old ladies being turfed out of the house they have lived in all their lives to make way for a new road - but equally there are neighbourhoods and communities who are suffering due to empty, unsightly and often dangerous properties existing on their doorsteps. As much as they are dreaded, Compulsory Purchase Orders can get much needed housing stock back into circulation and this has to be good news for everyone...

I visited a semi-detached house in Manchester recently that had found its way into the auction rooms after having been Compulsory Purchased by the Council. It was in a really poor state of repair, having stood vacant for a long time and with no sign of the owners. The Council had therefore used its powers to Compulsory Purchase the property under the Housing Act 1985 to put it back into use and had put it into the auction in order that new owners could buy it and restore it to a habitable condition.

Indeed as part of the deal, the property was sold subject to a schedule of works being carried out so the Council could ensure that all the necessary works would be done and this eyesore (which was sitting in the middle of nice, well maintained properties) would no longer be a blot in an otherwise pleasant residential road.

There are major advantages to the community where compulsory purchase powers are used.  The Council removes ownership of substandard properties from owners unwilling or unable to improve them to sell on to purchasers willing and able to do so.  The transformation of badly managed, poor condition housing for residential use has a marked impact on local environment and the quality of life for neighbouring residents so although seemingly unwelcome, CPOs serve a very valid purpose in maintaining neighbourhoods.

In the case of our Manchester property, it had been purchased by two enthusiastic property renovators who were going to be using their own money to do the works and were then planning to put the property back on the market to be sold. They wanted to restore it to a high standard - in keeping with the area and planned to do so in just 6 weeks!

What is Compulsory Purchase?

A Compulsory Purchase Order (CPO) is a legal action in the United Kingdom and the Republic of Ireland that allows certain bodies which need to obtain land or property to do so without the consent of the owner. It is a forced sale of a property to the Council, authorised by the Secretary of State. We tend to hear about CPOs when land or buildings are obstructing the development of an area for the public good i.e. when building motorways where a land owner does not want to sell or if a town council wishes to develop a town centre. Recent major compulsory purchase schemes include the London 2012 Olympics, Manchester Airport 2nd Runway, Liverpool Paradise Street Redevelopment and Leeds Supertram.

In the Republic of Ireland, CPOs are quite common due to the massive road upgrade programme under the National Development Plan. Most Orders are made under powers given to Local Authorities in existing legislation (see below). Whilst the powers are strong the Authority must demonstrate that the taking of the land is necessary and there is a "compelling case in the public interest".

Owners or occupiers can challenge this, and their objection will be heard by an independent Inspector. If the CPO is still enforceable, the owners or occupiers will receive compensation - usually equating to the value of the property, costs of acquiring and moving to a new property, and sometimes additional payments. Costs of professional advice regarding compensation are also usually so that people affected by a compulsory purchase order can seek advice from a solicitor.

Under what legislation can a Council issue a CPO?

Local Authorities have power under various Acts to compulsory purchase a property. The powers range from redevelopment under the Town and Country Planning Act, to property clearance under the Housing Act. The Council must have a specific power under statute before a Compulsory Purchase Order can be made. Compulsory Purchase Orders can be used for a number of purposes, including:

• Clearance of unfit housing - Housing Act 1985 
• Bringing empty properties back into use - Housing Act 1985
• Development or regeneration - Town and Country Planning Act 1990
• Local road schemes - Highways Act 1980

What if your property is at risk of being Compulsory Purchased?

The first thing to say is that most local authorities will prefer to encourage and persuade owners of substandard properties to improve and return them to permanent residential use rather than to make a CPO.  Councils will have strategies to give financial assistance and other incentives and to exercise their legislative powers to owners of empty properties before going down the route of Compulsory Purchase.

Government policy on CPOs is that they should be used as a last resort after the owner has been given every opportunity to carry out improvements voluntarily or in compliance with statutory notices.

However, there will always be situations where owners of tenanted properties fail to comply with statutory notices, and owners of empty properties resist all encouragement to bring them back into residential use.  In these circumstances the Council's only remaining option is to consider the use of compulsory purchase.

If your property is earmarked for Compulsory Purchase, the decision and ability of the Council to do so, won't be quick! Compulsory Purchase Orders must follow a formal statutory process.

The basic steps are as follows:

• Instructions are received to make a Compulsory Purchase Order.
• The council must obtain information regarding legal interests in the land including serving requisitions for information, title checks and notification of affected persons that their interests in the land can be sold to the authority in advance of compulsory purchase or an Order will be served in due course.  
• The Council will prepare a draft report regarding compulsory purchase which will include a Statement of Reasons for making, and the draft CPO itself to present to Cabinet. 
• Cabinet approves Compulsory Purchase Order. 
• The Order is formally made by affixing the Council's Seal, advertisements are placed in the press, formal Notices including a copy of the Compulsory Purchase Order and the statutory forms served upon all persons of legal interests in the land. This allows a 28 day objection period.
• If objections are received the Secretary of State will direct a Compulsory Purchase Order Inquiry to be held. This is held within a timescale set by the Secretary of State and will normally involve a Pre-Inquiry Meeting and a formal Open Public Inquiry into whether the Compulsory Purchase Order should be confirmed or not. Once the Inquiry has been completed, the Inspector will put a report before the Secretary of State who will decide whether to confirm the Order as drawn, modify it, or reject the Compulsory Purchase Order.
• If there are no objections the Secretary of State, or in certain circumstances the local authority, confirm the Compulsory Purchase Order. Once a Compulsory Purchase Order has been confirmed the Council can serve a General Vesting Declaration, or a Notice to Treat / Entry which will transfer the legal interest from the then owner to the Borough council. After this the development / clearance can begin.

There are various law firms who specialise in representing the interests of owners / occupiers of properties affected by CPOs and who aim to object on your behalf and negotiate compensation for you.

The matter of CPOs is defiantly one where there are two sides to the story. Yes, they conjure up images of little old ladies being turfed out of the house they have lived in all their lives to make way for a new road, but equally there are neighbourhoods and communities who are suffering due to empty, unsightly and often dangerous properties existing on their doorsteps. If CPOs can get this much needed housing stock back into circulation then that has to be good news for everyone - not least eager property developers willing and able to snap them up and restore them in double quick time!

House builders in the South West were recycling as far back as the beginning of the 20th Century by using by products of the Cornish Tin industry to manufacture cheap concrete. However, years on these blocks can crumble like sugar lumps if exposed to water. So what is the extent of problem of Mundic Block and should investors give any property constructed from concrete a wide berth?

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