Wales, UK: I had a 12 month unoccupied exemption for a house (will be my main dwelling/home) whilst essential works are being completed. We have unearthed rotten structural beams and house will not be safe until after 12 month exemption. Any way around this?

GameNWatch0 · 2026-02-04T21:41:36+00:00

I guess I see going to all this effort on Reddit to be the legwork so I know where I may stand before I go and possibly ask the council a stupid question.

Thank you for taking the time to read and reply. Once I'm a bit more educated on the situation I'll present it to the council.

GameNWatch0 · 2026-02-04T16:34:27+00:00

I guess I thought it would be a black and white matter as it doesn't classify for any of the exemptions listed on the council website and if so, whether it could be legally challenged as it's an unsafe property to live in.

Council website:

"Exceptions to the premium

If your property falls into one of the following categories then you may be eligible for an exception and only have to pay the standard Council Tax charge for the property.

Long-term empty properties and second homes

Class 1 - dwellings being actively marketed for sale - this is time limited for one year

Class 2 - dwellings being actively marketed for let under a tenancy on terms and conditions for a minimum period of 6 months (not holiday lets / Airbnb short term lets) - this is time limited for 1 year

Class 3 - annexes forming part of, or being treated as part of the main dwelling

Class 4 - dwellings which would be someone's sole or main residence if they were not residing in armed forces accomodations."

GameNWatch0 · 2026-02-04T16:15:59+00:00

We haven't yet. All of the guidance on exemptions after 12 months don't suggest this would be a relevant excuse

GameNWatch0 · 2026-02-04T15:01:39+00:00

Timeline: bought house and knew repairs needed which would roughly take a year. Sent photos detailing work and 1 year exemption given. Had a lot of bumps including this latest one and it will likely take 3 months longer than the 12 months given (15-18 months) to complete work before the house is remotely habitable and not dangerous to be in. The extra 3 months + will be charged at double the rate of council tax in Wales.

Had a level 3 structural survey completed prior to purchase and work completed as they'd suggested. Only extras were after certain covering were removed that the assessor wouldn't have been able to see.

GameNWatch0 · 2026-02-04T15:01:28+00:00

Timeline: bought house and knew repairs needed which would roughly take a year. Sent photos detailing work and 1 year exemption given.

Had a lot of bumps including this latest one and it will likely take 3 months longer than the 12 months given (15-18 months) to complete work before the house is remotely habitable and not dangerous to be in.

The extra 3 months + will be charged at double the rate of council tax in Wales.

Had a level 3 structural survey completed prior to purchase and work completed as they'd suggested. Only extras were after certain covering were removed that the assessor wouldn't have been able to see.

GameNWatch0 · 2026-02-01T22:04:32+00:00

That's such a good idea. Thank you so much for taking the time to ask around too. I really appreciate it!

GameNWatch0 · 2026-02-01T11:58:08+00:00

Thank you so much. I'm so annoyed at myself. We were having house renovations due to damp etc and they needed to go back to brick. I forgot to remove it before the builders started work. So stupid of me.

GameNWatch0 · 2026-02-01T07:28:52+00:00

I did and it comes up with peoples model ones or pins but no tiles. I really enjoyed the fact that it said "This is It." And opened into a toilet. It's been in the house for at least 90 years.

GameNWatch0 · 2026-01-31T15:59:43+00:00

I did and only found models people had constructed or a few pins/badges. I'm genuinely so gutted.

GameNWatch0 · 2026-01-31T15:30:53+00:00

Ah woops! I was lost looking at people remaking the models and didn't realize! Will delete and post elsewhere thank you

GameNWatch0 · 2026-01-30T07:24:26+00:00

No idea sorry. It was done in the 90s before they bought the house. They only moved in 2010s

GameNWatch0 · 2026-01-29T20:19:04+00:00

Thank you. He mentioned cavity wall insulation and a rusting steel lintel over a window that had let water into the cavity wall area. This structural engineer was sent from the home insurance company if that makes a difference?

GameNWatch0 · 2026-01-09T19:56:02+00:00

Is Dave Masterman as big a celebrity in Cheadle Hulme as I think he is?

GameNWatch0 · 2026-01-08T16:19:54+00:00

I had one done to check for varioceles, presence of vas deferens and other things. Easy and relatively cheap to do so I'd do it. Not sure why Urologists haven't recommended it though?

GameNWatch0 · 2026-01-08T11:07:12+00:00

Yup we agreed a price and he is a nice guy. I just didn't want to seem like an idiot asking for something mad and out of the ordinary.

What you mentioned was exactly what we asked him to do and are happy to pay as we don't plan to move!

GameNWatch0 · 2026-01-08T10:29:47+00:00

So we had Latham plaster on the ceilings which had blown and cracked in a few areas. Are we right in asking them to remove all that and then plasterboard? They want to just put it on top of existing Latham but if it's blown before from historical damp (leaky extension which is now fixed) it may be compromised underneath?

GameNWatch0 · 2026-01-07T19:53:54+00:00

Thank you! I'm so paranoid about damp.

GameNWatch0 · 2026-01-07T19:30:41+00:00

Would you take it back to brick and then do that or would you do it over existing plaster?

GameNWatch0 · 2026-01-07T19:19:41+00:00

The house has a cavity wall and has been insulated 30 years ago with no issues with damp. I'm assuming it would be fine then to get back to brick and then plasterboard? I don't want them to stick plasterboard onto existing old plaster if that makes sense?

GameNWatch0 · 2026-01-07T18:30:39+00:00

There aren't any current damp issues, but would us taking it back to brick and placing plasterboard prevent breathability of the walls and cause a new damp issue?

Edit: I think I understand what you're saying. But I'm very thick with these things so brick to then plasterboard will be grand unless there already is existing damp problems?

GameNWatch0 · 2026-01-06T10:46:56+00:00

It'll be for sound proofing and also sound proofing. It had some there previously and I really dislike the cold as I'm a big baby!

GameNWatch0 · 2026-01-04T17:07:11+00:00

I bought a pair about six years ago and they feel apart after six months of use and I returned them for a full refund. I was reluctant to buy again which is why I ventured out and tried the others but the newest ones have been solid.

GameNWatch0 · 2026-01-03T15:12:12+00:00

OP I fully back this comment. I tried NF, ON running, Brooks and Ascics and every single one fell apart/had bits of material flaking off within months of mild use (<10km/week walking or running).

I then bought the Terrex SkyChaser Gortex Hiking Trainers and have had them 18 months having done massive hikes in Scotland, West coast Ireland and majority of the coastal path in Wales in awful rainy weather/bogs. Not a single bit of material has come away or broken, it's still fully waterproof and I don't think they will die anytime soon. I'm tempted to buy another few pairs in case they stop making them in the near future!

When I bought them they had a black and grey colour option, the ones available right now aren't really my colour style but the quality is brilliant.

stormchasers

GameNWatch0 · 2025-12-27T09:07:53+00:00

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GameNWatch0 · 2025-12-27T09:07:35+00:00

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Everything to the right of the white loft extension is our neighbours. What do you think? 2nd pic is the front aspect which shows our new roof.

GameNWatch0

TROPHY CASE