Ask our Agony Uncles ...
You can write to our panel of experts free of charge on any subject, providing it's got something to do with Period Properties.
Our experts are all specialists in matters directly involved with older properties. So, if you have a problem with an older building - or if you think you might have a problem - ask an Agony Uncle...
SUBJECT: To
plaster or not to plaster Osian Rees Osian, because you have been unable to identify the type of stone used in the construction of your property answering the question accurately is difficult. If, indeed the property did have a rendered external walls, and they were of lime, it stands to reason that the lime was used to protect the stone walls. Alternatively, if the render was a modern day cement render covering a traditional stone farmhouse your problem may relate to the type of mortar used to point between the stones. If cement is used you are likely to suffer from rain penetration leading to damp. In this case can I suggest you contact CADW (Welsh Historic Monuments) Tel. 029 2050 0300. They should be able to supply you with a local contact who will be able to advise on the options open to you. TY-Mawr Lime Ltd based in Brecon are a supplier of lime in your region and run a range of courses . They can be contacted on 01874 658 249 or visit www.lime.org.uk. Finally, you have checked your external ground levels are lower than your internal floors and both your downpipes and guttering are discharging water without letting it overflow and cascade down your property's walls.
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SUBJECT: Sourcing
Lime Alison Burleigh Alison, contact Chalk Down Lime on 01424 443 301 or chalkdownlime@supanet.com. They are based in Hastings and supply a range of specialist traditional building materials including lime putty and ready mixed mortars. To ensure a perfect lime match they run a mortar analysis service.
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SUBJECT: Specialist
brass work required Vanessa Rowland Contact Brassart Ltd in Stourbridge on 01384 894 814. They have a bespoke
products division who may be able to help you, although I fear they may only deal with
larger scale projects. Alternatively they may be able to put you in contact with someone
locally who deals with smaller scale brasswork projects. |
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SUBJECT: There's
holes in my house, my House Mike Sharp Mike, personally I would ensure any paint on the wood was removed using a poultice. Then using a lathe turn a batch of 50 wooden pegs - made from well seasoned wood of the same type as the property - which could then be driven into the holes. Over time the new pegs will weather and merge into the body of the timber. An alternative would be to limewash the timber - just like the Guildhalls in Lavenham or Thaxted - resulting in a grainy white appearance which would camouflage the pegs. |
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SUBJECT: Natural
methods capture Deathwatch Beetle Corinna Hatton Corinna, when faced with a serious wood boring beetle problem see the use of chemical treatments as the only effective solution. But, this is not the case. Contact Ridout Associates on 01562 885 135 or visit www.ridoutassociates.co.uk where they provide some interesting research on exterminating the Death Watch Beetle. They also supply a so-called 'Beetle Screen' at £195.00 which uses light to attract beetles during the emergence season - late March/April until late July - and replaceable sticky sheets of paper. Well worth a try if your allergy is, unfortunately, very serious. |
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SUBJECT: Surveyor
refuses alternative explanations of damp!! Jeremy Percy As a Chartered Surveyor and Chair of the RICS Building Conservation Group this infuriates me. If you need to take the matter further write to me (Stephen Boniface - Chair of the RICS Building Conservation Group) at the RICS - 12 Great George Street, Parliament Square, London SW1. In the meantime I would answer as follows. For your information, it is likely that the surveyor has failed to comply with the RICS Valuation and Appraisal Manual (the 'Red Book'), assuming that your surveyor also undertook the mortgage valuation. There is an Appendix in the document specifically advising surveyors how to deal with damp and other typical defects that may be found in historic buildings. This advice whilst relevant to valuers is also useful to any surveyor inspecting an historic building. If the condition is merely that you should get the work done in a given time with no retention, I suggest you agree and then ignore it. If ever questioned you can say that subsequent specialist advice was to tackle the problem in another way. Of course, this assumes that you are to tackle the problem in an appropriate manner to deal with whatever damp presently exists. Your statement would therefore be true. If there is a retention it is more difficult. You would need to find a surveyor and/or damp specialist who properly understood the issues and gave appropriate independent advice. You could then show that report to the mortgage company to see if they then accept the independent advice and release the retention. I have had some success in such situations but it is not possible to guarantee that the Mortgage company will accept the independent report - especially as they may refer it back to the original surveyor for his views! If you really have problems, write to me via the RICS as suggested above and I will formally try to help. Most Councils would regard modern damp treatment as an alteration to character if the building is listed. It is unlikely they would give consent for such work. You may therefore be able to use the argument that to undertake the work advised would require consent, which would not be given. The mortgage company cannot make you undertake work for which you cannot get consent! Finally, most purchasers of older buildings have a better understanding of the problem of dampness than many surveyors. It is therefore not true to say that having a piece of paper to show a future purchaser would be of any benefit whatsoever. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 500 |
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SUBJECT: Possible
tanking required following work by neighbours Dr S Learmount Tanking a basement is something I would suggest as a last resort. You should seek advice from a surveyor or architect with particular understanding of how damp affects older buildings. However, from your comments there could be a problem in that the neighbours have had treatment undertaken. The result could well be that the ground moisture, etc. is driven towards your building. It might therefore be necessary to tank the basement in this instance. You really do need to seek advice from an independent professional. Should the advice be to tank the basement I recommend that you look at using a ventilated/drained system. This involves using a proprietary material that has 'dimples' in it to hold the surface away from the wall whilst creating a cavity behind. The surface can be plastered. The cavity drains away and/or is ventilated so that the moisture moves away without causing problems. This leaves you with a dry plastered surface. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 500 |
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SUBJECT: You
can any colour as long as its........... Meg Rawlins It is now known that many buildings were more colourful than we previously understood. Whilst I cannot comment on what Kent CC would accept or not, many Councils now accept coloured limewash or other traditional finishes. It will depend upon the context and the precise colour. For example, a bright red finish to a Georgian terraced house would be unacceptable! Many cottages can look nice with 'earth' colours (e.g. ochre, 'sand', etc.). You will need to speak with the Local Conservation Officer about what will be acceptable to your particular building. Similar comment applies to the weatherboard, but the range of colours that might be acceptable would be more limited. You need to research the history of colours schemes for your type of property in Ashford and district, decide what you would like and discuss it with the Conservation Officer. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 500 |
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