Does anyone have any experience of stone built farmhouses? We are going for a second viewing of a prospective home near here (possibly looking to run a B&B from it).

Any suggestions as to things to look out for? We know the roof needs work / renewing, but it has been lived in, and apart from the roof and external render seems pretty sound. We will, if we decide to buy, get a geometra / structural surveyor before committing ourselves, but any advice would be gratefully received. Thanks.

Hi Mark

I own a stone house on my land in Calabria. Stone houses are normally very structurally sound and the strength to its load capabilities are very high. Calculating what we call load counts are based on width or size of the stones plus the height and the distance or span between each load bearing wall. This can be done by an Architect or Geometra.

For the non builder, I suggest in determining structural flaws to start at the base of the foundation walls on the outside of the house exterior. Just take a walk around the exterior and focus at the bottom of the exterior walls, look for deep exterior surface cracks. Touch the motar grout lines between the stones, if the motar peels or scraps off easy then a new joint (tucking) job maybe required. Inside the house if the ceiling rafters are exposed measure the span between each rafter joist. Sometimes Stone houses over time tend to give way and show expansion gaps around the joists connected directly into the walls. This is not a big expense to rein enforce the ceiling joists or floor joists. Also find the load Bearing walls in the house look closely again for deep large cracks at the bottom and top of the load barring walls connecting to the ceiling.. Make notes from your examination or take photos to show your local Architect before hiring him for an on site inspection. Look down at the ground floor of the house from one end to the other and check to see if you notice slanting . I don’t know the type of foundation method was used but ask the seller if they have any foundation plans for the house. In Calabria we use seismic building codes which have different requirements then other regions in Italy.

Fantastic Mark …I have a client (friends) Maggie and Phil from the Uk and they have been operating a B&B called Casa di Noce www.casadinoce.com in Le Marche. They came to visit me in Calabria wanting to purchase a property so if you have any questions regarding the business just send them an email and mention my name.

Salve
Frank

Thank you very much Frank - we're going back a week today, and your advice will be really helpful. Much appreciated.

Hi Mark

One of the things you need to bear in mind is that although in Italy building regulations are covered nationally by the Testo Unico Delle Disposizioni Legislative e Regolamentari in materia Edilizia, there are regional variations so it would be unwise to make comparisons between southern Italy and Tuscany for example. From experience, Tuscany is far more rigid in its planning rules and it pays to have the proper, local advice from the start.

If the property needs renovation, a good Tecnico (Architect or Geometra) and builder is Key. However, in order to avoid any potential disputes in the future, make sure that everything is in writing and do not enter into informal agreements with builders or project design specialists. Don't make the same mistake that many foreign nationals do, who invariably end up being involved in lenghty and costly litigation.

The things to look out for when viewing buildings in need of renovation should include an inspection of the roof, walls, floors, celings and exposed beams and joinery. I would recommend that you get a perizia giurata and be specific about what you want in the report. Some surveys I have seen amount to nothing other than a simple description of the property. You need to know, among other things, what potential problems are lurking in the background, what will be required to remedy them and an indication of what it is likely to cost.

I actually prefer stone built than brick, however, exposed stone walls present their own challenging quirks and care should be taken to protect the walls from moisture and damp.

Most rural buildings that you see scattered around the Tuscan countryside do not have foundations. Morever, seismic regulations (For example, Norme Tecniche per le Costruzioni D.M. 14/09/2005 e Normativa Sismica: Ordinanze 3274/2003 e 3431/2005 refers) apply to all of Italy - again the Architect and structural engineer will be able to provide specific information pertaining to the region and location where you decide to purchase. Remember: Legislation in Italy changes frequently and there are always new laws: for example, a new law was introduced in February of this year concerning the technical norms for using steel in the construction of buildings in seismic zones.

As far as the B&B operation is concerned, again bear in mind that regulations vary regionally and it is better to speak to someone operating in Tuscany. I know of a number of people with B&B facilities there so if you need to so some research, let me know and I can give you some contacts. In the meantime, the Tuscan Regional Government law for B&B' etc is LEGGE REGIONALE del 23 marzo 2000, n. 43 and note the changes to Article 55.

__________________
CJ
Magical Marche &
Luchetti & Partners Studio Legale Tributario

Thanks very much CJ - I'm grateful for the sound advice.

We are not without local knowledge, but la mia suocera is not used to dealing with the technical and legal side of things, neither is my Italian wife (my late Father-in-Law did all that), so yours and Franks advice is much appreciated, and generously given on both your parts.

We have looked at houses in the hills surrounding Castiglioncello, but are coming to the conclusion that the access, and the remoteness in winter, may be a problem, especially for a somewhat (happily) socially active Mother-in-Law, so we have looked a bit nearer to home, where the limited B&B potential is better.

If it is OK with you and Frank, I would like to take up the offer of possibly emailing B&B's in Tuscany for advice - I'll PM you if that's OK.

Again, thanks to both of you for your time and help - "there's no such thing as a free lunch" maybe true, but you and Frank are the exception! Thanks

Hello Mark,

I've read your message now. I don't know if you have already found your property in Tuscany. I only want to give you some information. I'm a Belgian structural engineer specialised in restoration and renovation and since 2000 I'm living and working in Tuscany. If you want to know more about me or my activities then you can have a look at my website www.livingintuscany.eu
If you need information about permits, technical advice, ... then please contact me, I'll be glad to help you.


Greetings

Gunther Desaever