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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: Earthy
smells cannot escape from rooms Nigel Pearson Not really. The dense plaster used following the damp treatment will encourage condensation and moisture will be unable to simply permeate through and evaporate. Provided you have good sub-floor ventilation, it seems most likely that the problem is moisture from below the floor natural permeating through into the room and then being unable to escape so forming condensation (not always visible) on the wall surfaces. It might help to remove the plaster system applied after the damp treatment and revert to traditional lime plaster systems, as these would allow the walls and surfaces to breathe. However, for the time being I suggest that you try to ventilate the room more frequently. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Professional
advice to stop weathering of stone Stephen Cooper Blue Lias is notorious for this. You must not try to seal it or coat it with anything that is likely to seal in moisture, as this would exacerbate the problem. Lime mortar, plasters, etc. in the traditional manner would be most appropriate for repairs, etc. It might help to give the stone a 'shelter coat' of lime wash. You should seek further specialist advice. There is a firm of surveyors in Frome you could contact: The Hartley Conservation Partnership on 01373 466618 (Email: hartleyconservation@btinternet.com or Web: www.heritageconservation.co.uk). Another firm would be Philip Hughes Associates based in Galhampton on 01963 440359. These are firms with RICS accredited conservation surveyors. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Traditional
limewash provides better solution than PVA Tony Corr The use of PVA would effectively seal the surface and increase the risk
of problems related to moisture becoming trapped in the wall. The only treatment I would
suggest is the use of a traditional lime wash, which can be coloured with pigments to
give a decorative finish, if desired. This would provide a protective coat but allowing
the wall to breathe. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Official
advice required before change of use Sandra Evans Whenever such a scheme is being considered you should speak informally with the Local Authority planners in case you need to obtain consent. It would be foolhardy to do otherwise. If the property is listed the works will almost certainly require listed building consent and to undertake the work without consent is a CRIMINAL offence. You need to speak to the Conservation Officer about this. Therefore, a meeting with the Planner and Conservation Officer would be appropriate, at which your proposals can be informally considered and they can provide advice and guidance. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Conservation
requirements make roof ventilation difficult David Ramage Historic Scotland can provide full guidance on this. Here in the south of England I would be advising the omission of the sarking altogether, as this provides good natural ventilation. However, in Scotland the climate may require the sarking to be included. That said, there are some 'in-line' ventilators now on the market that slip between the courses and are hardly visible. They do not raise the roof line. An alternative may be to use a disused chimney flue as a ventilation duct, by opening up an opening in the roof space into the chimney flue and letting the flue act as the ventilator. These are matters that are best dealt with by face-to-face discussion with the Officers concerned. Most would be happy to provide assistance on such details. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Roof
insulation also requires ventilation Andy Haynes You need to try to include the loft room into the 'warm' part of the house. You will probably have to take out the insulation in the floor. There are various ways you could then insulate up the walls and over the roof space to create insulation up and over the roof area. Any vertical or sloping insulation should be carried out with a semi-rigid material to prevent the risk of it slumping. However, whenever considering insulation you must also consider ventilation. Failure to do so would usually result in condensation problems. An RICS accredited conservation surveyor in your area would be Richard Oxley of Oxley Conservation and he may be able to help further. His number is 01491 682288 and his Email is: oxleyconservation@btinternet.com.
Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Asbestos
tiles lead to possible concerns Julie Revans The asbestos cement slate is a common roofing material. The surveyor is correct to point out the need to use an approved contractor for its removal. However, you should be aware that the type of asbestos used in the slates is usually the least hazardous form. Many surveyors (particularly mortgage valuers) tend to use the phrase 'reaching the end of its useful life' when they are not sure and want to protect themselves from being sued later. You could find out the manufacturer of the slate and ask them for an opinion on when the covering might need to be replaced. However, the earlier man-made asbestos based slates do tend to have a relatively short life and it would not surprise me to find that the covering will need replacement perhaps within the next five to ten years, if not sooner. You should simply obtain some quotes from a roofing contractor for the removal and re-covering of the roof. The contractor should arrange for the removal of the asbestos slate and include this in the price. You will then have a figure to use in negotiating with the vendor. A competent and honest contractor can also give guidance on when replacement is likely to be necessary. If it is only the roof covering that contains asbestos and is causing concern I suggest that it is simply a matter of negotiating a price reduction to take account of the need to eventually re-cover the roof; the reduction to reflect the need to use an approved contractor for the removal of the asbestos slate. Period Property UK would like to thank Stephen Boniface Associates for answering this question. Stephen Boniface can be contacted on 01279 421 509 |
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SUBJECT: Don't
hide damp deal with it at source John Albury Do not do it!! The approach is, in my view, fundamentally wrong. It sounds like a problem of dampness being driven in new areas because of work already undertaken. You need specialist INDEPENDENT advice. The work you mention is likely to compound the problem. It may be that you have to take out what has already been done. This type of property would normally need to be able to breathe in the traditional manner. Instead of trying to keep moisture out (which invariably fails in older buildings) it is better to manage the moisture in the traditional manner using lime. To deal with your specific problem you need someone independent to inspect and advise. RICS accredited conservation surveyors in your region are: Henry Russell (01608 643087 -Email: info@henry-russell.co.uk) or Peter Rhodes (01386 446623 - Email wds@ricsonline.org). See other articles and answers on this web site relating to damp problems. 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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