Gable end issue

stator

Demolish the steps and replace with a timber structure instead, one with gaps and holes for the water to flow away

Furts

Jojomissy wrote: »

Hi furts

The stormdry product suggested is just to give some protection to the gable as it is very exposed and the brick racing's are getting damaged so we need to replaced several. This is not to cure the damp issue. It has been mentioned to us the the bricks are the more porous type which is not ideal due to the amount of weather it is exposed to, hence some protection.

Xx

You have an issue with damp and this is blindingly obvious from a cursory glance at your photo. What puzzles me is your apparent focus on the steps and the silicone treatment yet a total blank to my comment about defective brickwork. Which makes me wonder - do you appreciate the blatant bodgery that has occurred?



Your window head has been rebuilt, yet even second time round it is blatantly defective. It is inevitable that you will be getting damp as a result of this. So engage a competent old school bricklayer and get this rebuilt! Third time lucky here!


At the same time inspect all the other lintels and get these sorted - I suspect they are the same, though you have posted no photos, so only you know here.



Then consider opening up the brickwork and getting cavity trays built in at the floor levels.



Couple this with a careful examination and possibly a complete repointing job. Remember the defects with rain penetration of brickwork generally is not the bricks but defective mortar, defective bed joints, and dodgy perp joints. So all need addressing.


When doing all this try to ensure an adequate overhang from the roof . You have posted no photos but if you have a simple, bodged verge detail then this will be the start of all your problems.

Jojomissy

The window is a new addition so has been added retrospectively. It has the correct lintel installed.

The roof verge is poor and work on the roof is starting next week including the capping on the edges ready for next winter.

We have no issue with damp on any other part of the property other than the front corner as I have mentioned.

The pointing is not an immediate problem and infact has never been mentioned. The immediate issue is to prevent further problems due to the design of the steps against the brickwork.

Various holes were made inside the property to remove any debris in the cavities and it was observed that the tanking is there but it ends around the 3rd step. This where we are getting the small amount of damp.

It may have been "botched" by the original house builder nearly 40 years ago but standards have changed. We are trying to maintain the house with what we have to work with. We certainly won't be spending 50k when the rest is bone dry and we have a small damp patch in the corner. This seems overkill.

What we will be doing is landscaping the outside to a more useable space, adding drainage and rerouting some of the surface water. It made sense at the same time to address the poorly designed steps which every other house still has by the way, at the same time.

Thanks

Xx

Furts

Jojomissy wrote: »

The window is a new addition so has been added retrospectively. It has the correct lintel installed.

The roof verge is poor and work on the roof is starting next week including the capping on the edges ready for next winter.

We have no issue with damp on any other part of the property other than the front corner as I have mentioned.

The pointing is not an immediate problem and infact has never been mentioned. The immediate issue is to prevent further problems due to the design of the steps against the brickwork.

Various holes were made inside the property to remove any debris in the cavities and it was observed that the tanking is there but it ends around the 3rd step. This where we are getting the small amount of damp.

It may have been "botched" by the original house builder nearly 40 years ago but standards have changed. We are trying to maintain the house with what we have to work with. We certainly won't be spending 50k when the rest is bone dry and we have a small damp patch in the corner. This seems overkill.

What we will be doing is landscaping the outside to a more useable space, adding drainage and rerouting some of the surface water. It made sense at the same time to address the poorly designed steps which every other house still has by the way, at the same time.

Thanks

Xx

I categorically re-state that your brickwork and detailing is incorrect on your retro fitted window. Any competent builder and any competent profesional can immediately spot this. Since you refuse to acknowkledge this then there is little I can add.


Since you believe £500 was a wasted sum on a Homebuyers Survey, since you sought no Building Survey and professional help before you purchased, and since you appear unwilling to seek any professional help now I can only draw one conclusion. Clearly you are far more wise and knowledgeable than the norm. Clearly you know all the answers. Consequently, I wish you well with your works.