NEW YEAR, NEW START...NEW HOUSE...HELP!!!!!

[Anonymous]

Hi,
Firstly what a fantastic forum! Thanks to those (mike and evelyn) who have already tried to help.
This is a quick appeal to all those that read this message.
I've just had my offer accepted on a clay lump constructed Norfolk cottage. If i'm honest, in my haste I have not understood the implications of owning such a property. However... I want to rise to the challenge of bringing the 'good ole days' back to this slightly weathered/badly maintained beautiful house.
Any links/recommendations etc that you feel may help me on my quest would be gratefully recieved.
If it helps, my plan of action is to bring the property up to date whilst being sympathetic to its heritage ie: turning back to the use of original techniques/materials where I can.
Your help is invaluable, and once again its excellent to find such a rolling resource of info.
Matt

 

[Anonymous]

Well, if you don't mind saying, which local authority are you? You may well find a great deal of expertise in your Conservation Officer and/or Historic Buildings Officer at the local authority you can tap. Anyone wanting to do the right things by an old building is usually greeted with great enthusiasm!

Secondly, join SPAB, go along to local group events, read up as many of the relevant publications as you can, and go on a SPAB 'Introduction to the Repair of Old Buildings' weekend - designed for howeowners, hard work and great fun too - especially the introduction to lime stuff, and you usually get my friend Oliver giving a talk on his various rescues.

Thirdly - bet you hava local history group who will tell you far more about your house and its construction than most people can! Then there is the Vernacular Architecture Group, and many others with vast expertise.

Clay lump - simple, basic material, dug out of the ground locally, and I bet it's a lovely, straightforward vernacular house, which if repaired appropriately and treated gently will amply reward you and you will grow to love it.

Move in, do as little as possible to start with, get the feel of the building and read and research before you do anything much else.

It will be a money pit of course, things will go wrong, there will be times (I'm sitting here in many layers of clothing trying to keep warm as our ancient central heating boiler gave up the ghost and it's not a simple matter to get it fixed) when you will wish for a warm modern Noddy bix... but you won't regret buting a piece of this country's heritage and history, as long as you don't want to turn it into something it was never designed to be (or fit placcy windows... grrr!!!).

Congratulations!



http://www.spab.org.uk

 

[Anonymous]

Have the survey done by a RICS surveyor with expertise in historic buildings. Don't just get a homebuyer's survey from the mortgage company.

RICS conservation accredited surveyors - see link at the top pf the forum.

 

[Anonymous]

Thank-you very much for your detailed response.

My local Authority is 'Wayland District' so I'll give that a whirl once we are in a position to start some work.

Sounds like there is no shortage of help available which is reassuring.

As for 'placcy' windows!..........sorry but the current owner has already done his worst, in fairness rectifying this will have to be way down the list but I appreciate where you're coming from. UPVC is the window of the devil!!

Once again, many thanks

Matt

 

[Anonymous]

I have just done a very quick google on clay lump. From what I can make out it looks like adobe or, as we use down here - cob blocks. Whilst one can 'new build' with cob blocks there main use is in repair. They don't shrink like mass formed cob so are a convenient way to patch things up. If you have some basic brick laying experience and common sense I don't see why you should'nt tackle the job yourself. Obviously you will need to assess whether the structure is a bit iffy and if so take some advise. However, cosmetic repairs should be well within any practical persons abilities. You can also make your own lumps/blocks to whatever size you want with a simple wooden mould. Good luck.
Does anybody know whether clay lumps contain straw or similar? Mike.

 

[Anonymous]

Oop north we have clay dabbin, but it's now rare and slightly different I think. All basically similar stuff though, requiring gentle care.

If the local authority hasn't any info I would suggest contacting Andrew Gayton at Brecklands who I am sure will have information on clay lump. In fact a google for Brecklands I think will bring up a number of useful fact sheets designed for owners of traditional buildings.

I suspect, however, as with all earth buildings that something to be wary of is cement render. That is a real potential problem. Factor in careful removal and replacement with lime into any cost of work to be done.

SPAB has useful leaflets on earth buildings.

 

[Anonymous]

Clay lump like most older building materials was usually made on site, so will contain many various ingredients, for larger projects clay was put in a yard and cattle were used to trample/mix, in the same fashion flocks of sheep were used to trample/tamp clay liners for ponds. in my house we have clay lump reinforced with hazle branches, well the bark is left, worms have eaten the wood over the years.

 

[Anonymous]

dabbin is simialr stuff - trampled and a layer of straw making up the blocks. Then, from what can be seen of some in disrepair, clay/earth smeared over that often - as render. In later times they were often given a lime coating, covered in an outer layer of stone, or cement (grrr!!!).

Clay Dabbins Vernacular Buildings of the Solway by Nina Jennings is an excellent study of these buildings.

if I can crave Biff's indulgence again xxxx I'll see if I can post a pic of a collapsed dabbin (as in daub really) wall, showing clearly the construction.

 

[Anonymous]

Here's a pic of Evelyn's house. I think she should get that wall fixed before the cold weather sets in. No wonder her central heating boiler gave up.

'Cob Building' by Jane Schofield and Jill Smallcombe is a good first reader on the subject.

 

[Anonymous]

Thanks Mike,
I've spoken to a few people since my original posting and there seems to be a concensus of opinion, D.I.Y repairs for the smaller damage seems to be the advice with careful consideration to the materials used. I'll have a play with the smaller problems and move up the scale as my confidence improves.

Thankyou to everyone for their suggestions. I can now return to the property with more questions. It seems as soon as you answer one you create three more. I suspect the building has a concrete render!!!!!

What are the most obvious indicators?
I've been told that white powder - lime, grey - concrete. I'm assuming the answer will be obvious upon examination?

I can see this forum being a saviour!!

 

[Anonymous]

Thanks Biff! Actually a Grade II listed farm and buildings in Cumbria on the SAVE Buildings at Risk register.

What is apparent, now that some attached outbuildings have been demolished, is that there is an original core of clay dabbin with stone added on top. A much older building in fact than it first appeared. The intact clay is on the right. Unless given some protection I fear the collapse as on the left will happen. This was taken in January - I think some action was taken by the local authority following receipt of the pic to protect the building from further damageand insist on some repairs.

The pic hasn't reproduced as clearly as the original large size, but there were distinct layers of building blocks with straw in between. On the left, these layers had obviously been covered then with clay to protect and seal.

 

[Anonymous]

Don't know my left from my right - which is why I'm a lousy driver!

The intact clay wall is on the left, the collpased on the right!

Cement render on top of cob and clay can have a similar dramatic effect - if for some reason the earth wall becomes saturated, with no means of escape for the moisture. Lime render allows an equilibrium to be maintained. Any removal of cement must be done with caution, however, a little at a time.

This is why a survey from someone with historic buildings expertise is vital. If in doubt, contact Stephen, PPUK's Agony Uncle, who may be able to recommend someone (himself possibly - he's in Essex) to advise properly.

Also - be wary of any 'injection damp proofing' guarantees - pretty worthless in clay really.

 

[Anonymous]

I don't think you're going to be able to stop the draughts until you plug up that wee hole in the wall. My advice would be a nice double-glazed uPVC window, with plastic glazing bars stuck on to the glass. Luvverly!

Consultancy fee: four pints and a pork pie.

 

[Anonymous]

Clay lump demands one thing above all - to be protected from rain. Make sure your outer rendering (which, as already mentioned, really should be lime mortar, NOT cement) your roof and gutters are in tip-top condition.

 

[Anonymous]

Wayland isn't your district council - Breckland is, so do get in touch with Andrew Gayton, their CO, and also with Dirk Bouwens at Norfolk County Council who is something of a fount of all knowledge on clay lump.


Dirk Bouwens

 

[Anonymous]

Thanks, the roof and guttering is in an awful condition, fortunately this is top of the list and will be dealt with immediately upon completion.

Sadly, although I haven't confirmed this, I suspect the render to be concrete!! Our immediate budget won't stretch too far so I need to get quotes on that job (if my suspicions are correct).

Plaster work is also in need of help, we have tried to budget for complete re-plastering (lime) however have had no quotes as yet.

Any suggestions of reputable companies who I should consider for either/both jobs? and who I can contact re quotes?

 

[Anonymous]

Thanks Gareth.

Dirks name has popped up everywhere so he was top of my list to contact, especially as he is so local.

Cheers

 

[Anonymous]

How about having a go yourself? It's not hard really!

I'm sure Andrew G will be able to advise - most local authorities keep lists of reputable companies.

 

[Anonymous]

I am sure you will get exellent local advise but I would like to mention a couple of things in case they don't crop up in your research.
DO NOT lime plaster the inside of the walls and ignore the cement render outside. Any moisture that may be present in the walls will take the easiest way out - ie inwards.
As I have mentioned before - a good bodge/temporary measure is to cut the external cement render with a disc cutter at about 450 - 600 above ground level. This will depend on the amount of masonary beneath the earth wall. Remove the cement below this cut and point up with lime mortar.
By doing this you will allow the wall to dry naturally where it is likely to be the most damp. This works a treat and is a great solution whilst you save up for a proper job.
Is your head starting to spin yet!? Mike.

 

[Anonymous]

Partial removal at the bottom also allows any water which has got into the walls from the top - roof and leaking gutters - to drain down and dry out naturally, rather than allowing any clay to sit inside as a slurry.

Don't remove cement all at once! If the walls have got very wet, that way can mean some collapse. Take advice on this one, do a little bit of exploration.

It all sounds more difficult than it is in reality.