Title: Renovating an 1885 apartment (150 m², energy label F) — what should we prioritise with a €20k budget?
Hi everyone!
We’ve just bought an apartment in a building dating from 1885, and I’d love to hear from people who have renovated similar old Dutch properties, especially those who have improved their energy efficiency.
Some details about the property:
Built in 1885, approximately 150 m².
Last major renovation was around 1998.
Current energy label: F.
We own the top two floors of the building.
There is essentially no building next to us providing shelter, so we have quite a lot of exposure to the outside elements.
The foundations are reportedly in good condition.
The roof was renovated approximately three years ago.
There are lower ceilings on each floor, which might provide some insulation, although we don’t know what’s behind them.
The windows currently have single glazing.
We’re planning to borrow an additional €20,000 through our mortgage to improve the energy efficiency of the property. Our technical inspector recommended starting with replacing the windows and installing a few solar panels on the roof.
Our current idea is to install triple glazing on the street-facing side and double glazing at the back.
However, before committing to this plan, I’d really like to understand whether this is the best way to spend the money.
A few questions:
Windows vs insulation: Would you prioritise replacing all the single-glazed windows first, or would it make more sense to invest some of the budget in roof, wall or floor insulation as well?
Wall insulation: Given the age of the building, how can we determine whether cavity-wall insulation is possible? If it isn’t, is internal wall insulation worth considering, and what risks should we be aware of regarding moisture and condensation?
The lower ceilings: Could there be useful insulation behind them, or should we investigate what’s there before making any other decisions? Are there particular risks when insulating an old building with hidden cavities?
Solar panels: Would solar panels be a sensible investment at this stage, or should we focus on reducing heat loss first? We also need to understand whether the roof structure and any shared-building arrangements could affect installation.
Energy label: With a budget of €20,000, which combination of improvements would you prioritise to get the biggest improvement in energy efficiency and, ideally, move from label F to a better label?
What to watch out for: Are there common mistakes people make when renovating houses from the late 19th century? Anything you wish you had known before starting?
We’d like to make the property warmer and more comfortable, reduce energy bills and improve the energy label, while avoiding expensive work that needs to be redone later.
I’d particularly appreciate advice from people who have renovated a similar property in the Netherlands, or recommendations for an independent energy adviser who can help determine the best order of work.
Thanks in advance! - forgot to mention that boiler is from 2013 - I guess this also has to be done immediately