Brickwork problems
If you need help and advice with regard to independent property surveys, building surveys, structural reports, engineers reports, specific defects report, structural surveys, independent valuations home buyers reports or any other property matters please free phone us on 0800 298 5424 for a friendly chat with one of our surveyors.
Meet the building surveyor at the property
If you are able to get to the property whilst the survey is being carried out the surveyor will be more than happy to talk to you about any concerns and possible problems that you think the property may have together with any alterations and improvements that you may be considering carrying out to the property. We will, of course, be happy to speak to you about the survey report once it has been completed.
Free phone 0800 298 5424
Repointing
In brickwork mortar gets weathered which starts to allows dampness in. The condition of the mortar, which is the bit between the bricks , is critical to ensure the property does not allow dampness in. Deteriorating mortar should be repointed in an appropriate mortar which by this we mean one to match the mortar that is already there.
Re-Pointing Defined
Re-pointing is carried out where the existing mortar has failed and broken away to stop damp penetration and further deterioration. The mortar should be raked out to approximately 20mm and then replaced with a mortar of a similar type, therefore, stopping damp occurring.
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Pointing required to chimney |
Repointing required where flashing of rear low level roof meets main building |
Pointing required, plant growing out of property |
What do the red circles mean?
The red circles are a system that we used within our structural surveys, building surveys and schedules of condition to highlight problem areas so that you are not left wondering what the problem is. In addition to this if the photographs do not, we believe, explain the problem enough together with our survey report we also add in one of our own sketches.
Lime Every Time (Cement mortar used instead of Lime)
One of the main issues that we come across in older properties is where they have been incorrectly repointed in a cement mortar effectively smothering the building rather than a lime mortar that would allow it to breathe.
Lime Mortar Defined
A mix used to bed bricks upon; its characteristics being that it flexes and moves with the structure. It was used up to the War years.
Cement Mortar Defined
A sand cement mix used commonly in brick houses from about the First World War onwards and is relatively strong and brittle and therefore does not allow much movement.
When a cement mortar has been used rather than a lime based mortar we would recommend you use lime mortar in any future repairs regardless of what the builders say! Using lime mortar will limit further damage to the brickwork, which is almost impossible to repair successfully. However, we would add that many, if not most, of the properties that are re-pointed are re-pointed wrongly; it is only in recent years that we have discovered the problems that can occur from it.
Types of pointing
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Range of different pointing to brickwork |
Proud pointing on brickwork on left hand side |
Raking pointing on rear of left hand garden wall |
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Thick joint |
Thin joint |
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Large wasps nest |
Close up of bees/wasps going into sand |
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Spalling to chimney |
Spalling starting to occur to brickwork |
Rendered/Painted brickwork
We would never recommend that bricks are painted or rendered as bricks need to breathe, both absorbing moisture and dispersing it. With either of these treatments water gets trapped into the wall and can cause dampness.
Older properties need to remain breathable and the materials used on them need to remain breathable. We have mentioned the use of lime mortar externally for repointing. We would also recommend the use of lime plasters and paint to allow the structure to breath internally (known as micro porous paints).
Render removed
The front of the property in the photographs below, which was originally rendered has had the render removed exposing the brickwork and repointed in a cement based mortar. The surface of bricks were sanded or sand blasted and have been damaged when the render was taken off, which means they will deteriorate more quickly
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Brickwork to front was previously rendered |
Surface of bricks sanded or sand blasted |