Surveys & Condition
Non-standard construction and what it means for you
A building not made of masonry cavity walls is not necessarily worse, and it is treated differently by lenders, insurers and surveyors.
There is a short answer about non-standard construction and a useful one, and they are not the same. What follows is the useful one.
The short version
- Standard usually means masonry walls with a slate or tile roof, and everything else is a category.
- Some systems have known defects with defined repair schemes.
- A structural engineer report is often what unlocks lending.
What the term actually means
Lenders and insurers classify construction against a default of masonry cavity walls with a pitched, tiled or slated roof. Timber frame, steel frame, concrete panel systems, cob, stone with no cavity, single-skin brick and various post-war prefabricated systems all fall outside it. Non-standard is a lending and insurance category rather than a judgement about quality, and some non-standard buildings outlast standard ones.
Which categories cause difficulty differs between countries and between lenders within a country.
Known defective systems
Certain prefabricated reinforced concrete systems built in some countries after the war were later found to suffer corrosion of embedded steel. Where a system has been formally designated as defective, approved repair schemes usually exist, and a property repaired under one with full documentation is treated far better than one that is not.
In practice, the documentation is the asset, since it is what a future lender will want to see. A property of a designated type without a completed repair may be effectively cash-only.
Timber frame is a special case
Modern timber frame is mainstream in several countries and entirely acceptable to lenders there. Older timber frame, and buildings where a brick outer leaf conceals a timber structure, raise questions about moisture, breathability and previous alterations.
Put simply, historic timber-framed buildings need breathable repairs, and cement renders and impermeable paints trap moisture and rot the frame. A surveyor experienced with the specific construction is worth seeking out rather than accepting whoever is available.
Insurance follows construction
Insurers price by construction type and roof material, and some decline particular systems or thatch outright. Getting an indicative quote before exchange is quick and occasionally decisive, since a lender requires cover as a condition. Rebuild costs for unusual construction are frequently higher than for standard housing, which affects the sum insured rather than the market value.
Specialist insurers exist for period, timber-framed and thatched buildings and are often better value than mainstream ones for those buildings.
Getting a lender comfortable
A broker can identify which lenders consider a given construction type, which saves a great deal of wasted application effort. A structural engineer report confirming condition and, where relevant, that a repair scheme was completed correctly, is often the document that unlocks it. Expect a higher deposit requirement or a narrower product range rather than an outright refusal in many cases.
Put simply, anything involving borrowing needs a regulated adviser rather than a general article.
If that does not fit your week, it is not a failure of willpower.
Resale is the long-term question
A property that is harder to finance has a smaller buyer pool, and that shows up as time on the market and achieved price when you sell. That is a permanent characteristic of the building where the construction itself is the issue. It is a temporary one where the obstacle is a missing document or an incomplete repair that can be resolved.
Work out which case you are in before deciding whether the discount is an opportunity.
The takeaway
Find out the exact construction type, then ask a broker and an insurer before you ask a builder.
Pick the one that costs you least, and let the rest wait.
Questions readers ask
Is non-standard construction badly built?
Not as a rule. Many such buildings perform well. The category describes how lenders and insurers assess risk, not how the building behaves.
Can I convert a non-standard house to standard?
Some systems can be rebuilt or clad under approved schemes, which is expensive and can restore normal lending. A structural engineer and a lender should both be consulted before assuming it is worthwhile.
