Spalling bricks at top of terrace wall - how bad?

svens

I noticed what looks like some badly spalling bricks at the top of the wall on my end of terrace property. Just purchased it and kind of shocked the survey didn’t point it out. Anyways I’m kind of panicking now - how urgent to fix and how much is going to cost me? Thanks for any help. 

casper_gutman

It does look like something I'd have expected a survey to mention. Some of the bricks (is it actually stone?) look to be displaced out from the wall by an inch or so. The masonry lower down doesn't look like the kind of rustic work where that would be original.

At the very least it will probably want some scaffolding up, the attention of a competent stonemason to figure out what the issue is and sort it, and some general repointing and tidying up. Don't let anyone who isn't fully competent slap cement mortar around.

Cost will depend on the extent of the issue and the rate for competent labour in your neck of the woods. Someone else may be more willing (and able) to express an opinion. My guess would be you won't get away with less than low four figures....

stuart45

The photo is taken at a bit of an awkward angle to see properly. The bricks look like London stocks to me. Hard to see hard badly spalled they are. Looks like a solid 9 inch wall built in Flemish bond, and some repointing done with sand/cement. You might need the wall repointing with a lime mortar.

sheenas

It does look like a row is standing out and the rows above may have poor pointing. Maybe you can inspect from the inside and get someone with a drone to take close up pictures.

svens

Thanks all. Had to use my 5x zoom since it's at the top of a 3 story terrace, in a narrow alleyway.

I wonder if there is an issue with the roof - as underside of the tile at top of verge is stained black. Maybe water is trickling down onto the bricks and that's caused the issue.

Seems like I'll have to get someone up there to have a look to know for sure.

Green_hopeful

There is a great facebook group for old houses. They are specialists in this type of thing. https://www.facebook.com/groups/youroldhouseuk/ 

stuart45

svens said:

Thanks all. Had to use my 5x zoom since it's at the top of a 3 story terrace, in a narrow alleyway.

I wonder if there is an issue with the roof - as underside of the tile at top of verge is stained black. Maybe water is trickling down onto the bricks and that's caused the issue.

Seems like I'll have to get someone up there to have a look to know for sure.

Are you in London?

Albermarle

What kind of survey did you have? It is surprising it was not picked up if was an L2/L3 type.

svens

stuart45 said:

svens said:

Thanks all. Had to use my 5x zoom since it's at the top of a 3 story terrace, in a narrow alleyway.

I wonder if there is an issue with the roof - as underside of the tile at top of verge is stained black. Maybe water is trickling down onto the bricks and that's caused the issue.

Seems like I'll have to get someone up there to have a look to know for sure.

Are you in London?

Yep. 

Albermarle said:

What kind of survey did you have? It is surprising it was not picked up if was an L2/L3 type.

It was an L3 and quite expensive. It did say the bricks would need raking out and repointing at some point. But no mention of the spalling bricks or urgency. I emailed the surveyor to see what they say. 

stuart45

Because you're in London, the black is normal on tiles and bricks, so the roof might not be the issue. I'd say it's more likely to be strong sand/cement pointing, which is a common problem with those soft yellow London stocks.
Movement in the wall, and the freeze/thaw in the winter cause damage to them when the joints are done with a strong mix.

svens

stuart45 said:

Because you're in London, the black is normal on tiles and bricks, so the roof might not be the issue. I'd say it's more likely to be strong sand/cement pointing, which is a common problem with those soft yellow London stocks.
Movement in the wall, and the freeze/thaw in the winter cause damage to them when the joints are done with a strong mix.

Interesting! Is it black from the soot in the olden days?