Deteriorating brickwork
cement re-pointing
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Cement mortar causing problems
A problem that we are coming across more and more frequently is deteriorating or spalling to the face of bricks. We commonly find this to be to the softer red brick, often found on Georgian and Victorian properties, and predominately pre-First World War properties. The deterioration of the brickwork can look terrible and unfortunately the problem has often compounded by the brickwork that has spalled or deteriorated being repaired with a cement mortar. This then gives, what we can only describe as, a spotted dog look to the property, with the red bricks having lots of cement repairs to the brick.
Lime mortar to cement mortar, the revolution
Cement mortar was introduced in the late 1940's (we believe it was 1949). This mortar has completely different properties to lime mortar, being much larger and more brittle. Whilst it works well on modern construction it doesn't work well on older properties, which are meant to breathe.
We always say that a modern property works more like a cagoul, i.e. as a raincoat on the outside, whereas an older property works much more like goretex, which breathes.
What is going wrong? Why are the bricks deteriorating?
Originally, the bricks would have been built in a lime mortar, usually in what is known as Flemish brick bond or garden wall bond. When it rains the rain gets partly soaked in by the wall and the lime mortar. Then it dissipates and is released from the brickwork and lime mortar. Over the years this can, in some cases, lead to a weathering or wearing of the mortar, which can then give ledges for the rainwater to sit on and cause dampness to come through into the property.
Repairs to lime mortar pointing
Unfortunately, the repointing that has taken place in many lime mortar walls, and in fact we would go as far as to say the majority of what we see, are in a cement mortar, rather than the original lime mortar. This means that the cement mortar, due to its different constituencies, acts as a plug and stops any rainwater or dampness coming out of the wall. This then leads to the dampness coming out on the surface of the brick, which in turn causes it to spall or deteriorate, as can be seen in the adjoining photo.
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Surveying Articles
You may be interested in our other articles about issues with walls including cracking to walls:
Structural Cracking
How, in our experience, Insurance Companies deal with Cracks in Properties
Cracks in my Wall
Wall Tie Problems
Cavity Wall Problems
Repairing Cracks
Structural Reports
Estimating Building Costs
Cracking to my plaster
My property has been repointed in a cement mortar, what can I do?
Please see our section on:
Information on Engineers Reports
Specific Defects Reports
Dampness Articles
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