Common Maintenance Problems what to look for and how to avoid them - - PowerPoint PPT Presentation

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Common Maintenance Problems what to look for and how to avoid them - - PowerPoint PPT Presentation

Sep 23, 2022 31 likes •1.3k views

Common Maintenance Problems what to look for and how to avoid them www.underoneroof.scot Climate wind, rain temperature and Climate Change. Our winters are getting much wetter ITS IMPORTANT TO KEEP YOUR BUILDING DRY. This is not just a

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Common Maintenance Problems what to look for and how to avoid them

www.underoneroof.scot

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Climate – wind, rain temperature and Climate

  • Change. Our winters are getting much wetter
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This is not just a case of fixing holes in the roof but keeping walls dry. Why?

IT’S IMPORTANT TO KEEP YOUR BUILDING DRY.

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How tenements were built..

How tenements were built..

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No scaffolding – joists inserted directly into stone walls and used as working platform

How tenements were built..

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“H” Frames

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Timber frames used to support joists at mid point during build. These are load bearing – moving doors is tricky! http://www.underoneroof.s cot/articles/1016

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Look out for timber stiffeners used particularly in upper walls http://www.underoneroof.scot/articles/1016

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Wet walls lead to damp and rot in structural joist ends

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Rot in joists can lead to major structural problems

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Large one piece joists span front to back and tie in the walls

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Removal of roof ties to create dormers can lead to additional pressure on joist ends

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Walls at first floor carrying weight of walls above are very vulnerable if joist ends rot.

http://www.underoneroof. scot/articles/997/

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Case study – note bulge

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Case study - then a high wind came along

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Case Study – the building today

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Was the cause of collaps the high winds

  • r rotten joist ends – insurance

implications

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Dampness in walls can lead to rot in inner timber safe lintol leading to cracked external stone lintol

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Steel angle lintol repair

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Better looking solution – indenting new stone lintel

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Dampness can also affect bay and oriel windows badly

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Oriels are pinned with metal cramps that can rust

http://www.underoneroof.scot/articles/1155/

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Stone falls and expensive repairs result

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Oriels are often supported by iron pieces

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Joists behind oriel windows are supported by a large timber “Bressumer” beams http://www.underoneroof.scot/articles/1348/

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Rot in Bressumer beam ends

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Replacing timber Bressumer beam with steel

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Rot in joist ends under leaking gutter

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Replacement of rotten roof timbers caused by gutter problems

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Keeping walls dry starts at gutter level

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Cute, but birdlife can be a problem…

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Bird guano drains into gutters…

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  • Roofs: guano provides nutrients for plant growth

Guano provides nutrients for plant growth

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TO KEEP WALLS DRY YOU NEED TO: ensure gutters and downpipes flow free

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Different gutter types http://www.underoneroof.scot/articles/1293/

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Cast iron gutters – need painting front and back

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Cast iron gutters – replacement mouldings are available

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Cast iron gutters have strength to cope with snow etc http://www.underoneroof.scot/articles/1290/

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Parapet gutters: problems may be hidden http://www.underoneroof.scot/articles/985/

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Outlets and overflows need to be large enough for heavy downpours and kept clear

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Collapse partially caused by weight of water in gutter during heavy rain storm

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Lead lined stone gutter: note how it should be taken up well under slates and underfelt http://www.underoneroof.scot/articles/1295/

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Stone Gutter with raised lip to cope better with rainstorms

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Stone Gutter with raised lip - as built

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Central valley gutter – more hidden problems http://www.underoneroof.scot/articles/1318/

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Central valley gutters have internal downpipes

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Central valley gutter with overflow – again ensure

  • utlets and overflows are kept clear
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Maintenance Regime

clean annually (bird shit, leaves) paint iron every 5 years replace gutters when rusty or when loose increase capacity of shallow gutters

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Open joints allow plants to grow, roots dislodge stone

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Downpipes also need to be maintained http://www.underoneroof.scot/articles/983

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Other ways to keep walls dry

External walls generally: http://www.underoneroof.scot/articles/1020/ Stone defects: http://www.underoneroof.scot/articles/986 Pointing: http://www.underoneroof.scot/articles/1349/

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seeds land in open joints, roots dislodge stones:

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Allow walls to breathe so they can dry out.

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cement pointing also leads to stone decay as moisture cannot escape though cement and escapes instead through face of stone

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External stone wall construction – sandwich with dressed stone exterior, rubble middle

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When the stone is constantly soaked, frost attacks

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For the same reason, old cement base linostone repairs cause more decay

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External wall repairs - indenting stone

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External wall repairs - indenting stone

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External wall repairs - new stone cill

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–

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External wall repairs – lime based Lithomex ‘plastic’ repair

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Protecting walls at ground level – don’t allow slate DPCs to be bridged by soil build up http://www.underoneroof.scot/articles/1163

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Ground floor joists vulnerable to rising damp

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Prevention – keep the solum ventilated

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Roof level repairs

Slate roofs: http://www.underoneroof.scot/articles/1245 Tiled Roofs: http://www.underoneroof.scot/articles/1164 Flat roofs: http://www.underoneroof.scot/articles/1165 Ridges: http://www.underoneroof.scot/articles/1007 Flashings: http://www.underoneroof.scot/articles/1286 Chimneys and chimneyheads: http://www.underoneroof.scot/articles/1350

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Slates can be moved to allow replacement of breakages

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Using a slate ripper to move slates

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Ensure breathable felt is used when roof replaced

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New slate roof – larger slates at bottom, smaller slates at top

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Lead is long lasting but needs proper

  • installation. This roof has inadequate overlaps

http://www.underoneroof.scot/articles/1242

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Flat roofs: lead needs to expand or cracks develop

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Flat roofs need ventilation to prevent condensation damp

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Ridges - help secure the top rows of slates

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Ridges – also protect the ridge pole from rot

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Flashings – lead is recommended because of its long life

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Flashing: a skew covered in lead

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Flashing: skew partially covered in lead

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Flashings - Lead may be too thin or badly formed

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Chimneyheads: highly exposed and at risk from flue gases

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Chimneyheads: old repairs often cause high risk

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Chimneyheads – testing for loose render by tapping

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Chimneyheads – flue and fuel gases cause decay

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Chimneys: Individual flues

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Chimneys - Individual flues are kept separate by bridges

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Close and stairs

http://www.underoneroof.scot/articles/993

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Separation cracks in closes – heavy outer walls sink more than lighter inner walls

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More signs of movement in close

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Solution – installing ties between inner close walls and exterior walls

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cast iron railings provide strength to stairs

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Individual stair treads can move

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Open treads may need strengthened

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Open treads danger of sudden collapse

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Ironwork

Not just decorative Important safety protection http://www.underoneroof.scot/articles/1563/

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Ironwork – rusting can split stone

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Ironwork – railings in this condition gave way when someone leant against them and fell into basement and was injured – upcoming court case?

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Noise

http://www.underoneroof.scot/articles/1211/

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Noise through floors can be due to a lack of deafening where it has not been replaced following repairs or where there are gaps at the wall edge http://www.underoneroof.scot/articles/1167/

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“Flanking” sound can also be a problem where noise travels through inner spine walls

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Noise can also travel through the thin walls of presses. These were often left

  • pen during the

build to allow workers access. People have been known to break in through them!

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