Damp, no lintels, structural issues

[Byron26]

Have lived very happily in my Grade II probably medieval cottage for 10 years with minimal issues. Finally got round to looking at our hallway that had had a kitchen in it intending to take down the plasterboard and have some more electric sockets.

Well plasterboard came down today - revealed a lovely wall painting about 3 layers of plaster in.

Also revealed the wall is rotting with damp at the base, the main beam across the ceiling of our house wasn't attached to anything, nothing is supporting the windows... I could cry.

Acrow props have gone in and structural engineer contacted. Would be very very grateful for any advice on what to do next.

 

[phillc]

Well, I guess we might need a bit more information if we're to help - at the moment all we know is you live in a (Medieval) house with a hall and a "main beam". I assume the "main beam" is a bressumer (supports the floor joists above) and you're on the ground floor. What's the house made of - timber frame, bricks, cob, stone, ..? Photos would be good.

Nothing supporting the windows may not be a bad thing. It's not unheard of for timber windows to be the structural support, especially on the uppermost floor. Much depends.

It's good you're getting a structural engineer in, not least to put your mind at rest. However, please make sure they have an understanding of how your building works. Timber frame or cob structures, say, don't necessarily follow the same building rules as a modern home. They have different strengths and weaknesses and if you've got an SE who really works with "standard" houses you might not get the best advice.

The last thing I'll say is be calm: Whatever you've uncovered has been there for at least 10 years and has never given you cause for alarm before. That you've now spotted it doesn't mean your house is gonna go "damn, rumbled" and fall down . More than likely you'll have time to work through any changes needed calmly and in a sympathetic manner.

Oh, my last last thing: How much would I love (and I suspect many others too) to see some photos of your wall paintings. Potentially really special and worth all efforts to preserve if they are Medieval.