Comments for Preservation Expert http://www.preservationexpert.co.uk Building Preservation, waterproofing and structural repairs - explained Tue, 21 Feb 2012 19:19:26 +0000 hourly 1 http://wordpress.org/?v=3.3.1 Comment on Certificated Surveyor In Remedial Treatments (CSRT); A chartered surveyor’s view. by Dry Rot http://www.preservationexpert.co.uk/certificated-surveyor-in-remedial-treatments-csrt-a-chartered-surveyors-view/comment-page-1/#comment-531 Dry Rot Tue, 21 Feb 2012 19:19:26 +0000 http://www.preservationexpert.co.uk/certificated-surveyor-in-remedial-treatments-csrt-a-chartered-surveyors-view/#comment-531 Hi Claire, I would suggest you look at the following for an independent view of the dutch method of damp-proofing - http://www.buildingpreservation.com/index.php?option=com_content&view=article&id=88:a-review-and-opinion-of-performance-data-relating-to-an-environmentally-controlled-damp-proofing-system&catid=7:dampness&Itemid=84 hope this helps Dry Rot (I am not George Dunnet....) Hi Claire,

I would suggest you look at the following for an independent view of the dutch method of damp-proofing –

http://www.buildingpreservation.com/index.php?option=com_content&view=article&id=88:a-review-and-opinion-of-performance-data-relating-to-an-environmentally-controlled-damp-proofing-system&catid=7:dampness&Itemid=84

hope this helps

Dry Rot (I am not George Dunnet….)

]]> Comment on Certificated Surveyor In Remedial Treatments (CSRT); A chartered surveyor’s view. by Claire Shaw http://www.preservationexpert.co.uk/certificated-surveyor-in-remedial-treatments-csrt-a-chartered-surveyors-view/comment-page-1/#comment-530 Claire Shaw Tue, 21 Feb 2012 18:30:54 +0000 http://www.preservationexpert.co.uk/certificated-surveyor-in-remedial-treatments-csrt-a-chartered-surveyors-view/#comment-530 Hello Mr Dunnett, I am currently selling a house and have just lost my buyer because the survey they had carried out suggested there might be damp. The estate agent comissioned a damp report from a company they use which recommended chemical injections and re-plastering. I think that the buyers were scared off by the work involved. I myself am scared of going down the replastering route and have been researching the Dutch Frank Schrijver method. I would be very grateful if you would give me your expert opinion on this method of damp proofing Hope to hear from you soon. Best wishes Claire Shaw Hello Mr Dunnett,
I am currently selling a house and have just lost my buyer because the survey they had carried out suggested there might be damp. The estate agent comissioned a damp report from a company they use which recommended chemical injections and re-plastering. I think that the buyers were scared off by the work involved. I myself am scared of going down the replastering route and have been researching the Dutch Frank Schrijver method. I would be very grateful if you would give me your expert opinion on this method of damp proofing
Hope to hear from you soon.
Best wishes
Claire Shaw

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by David Rawlins http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-529 David Rawlins Tue, 07 Feb 2012 19:05:23 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-529 Have just received this comment via the IHBC group regarding this question: "In early 2011, a prospective purchaser of a Grade 2 18th century listed building asked for our opinion, in historic building terms as local planning authority, about works done in 2006 within the attic space. Sprayed-on foam insulation had been applied to the underside of the clay peg-tile roof throughout, between the rafters from eaves to apex, effectively isolating the entire roof structure internally. The owner had passed away and the executors selling the property had inherited this problem. From an initial internal inspection it was not clear if the roof had previously been under-felted (it transpired it had not), but if it had beeb, then foam would normally have been unnecessary for the purposes of insulation, and the attic space had already been conventionally insulated between the joists some years before. It was presumed that the foam had been applied to prevent water ingress, although this would have been better addressed by under-felting in a breathable felt. The foam had been bonded to the underside of the tiles - as is the case with most products of this type – and could not be separated from the foam without damage to the tiles. Enquires with a selection of other local authorities and English Heritage did not identify any previous cases of foam insulation being used on a listed building (although one other case has emerged subsequently). Our concerns also extended to the impact of this technique on the prevention of any air circulation to the roofing batterns, resulting in them remaining wetter for longer after heavy rain, potentially leading to accelerated decay and eventual loss of tiles. Within the roof, it was possible that condensation and humidity might increase the possibility of fungal or insect attack. Accelerated decay of the encapsulated timbers became evident when the roof was subsequently stripped. The Council took the view that this work would be likely to be detrimental to the character of the Listed building. Further, Listed Building Consent should have been applied for prior to this technique being used but this would have been likely to have been refused. As Consent had not been sought the works were unauthorised. This was conveyed to both the executors of the deceased and the prospective purchaser. It was agreed between the Council’s Conservation Service, the executors of the owner and the purchaser that we would place an Informal Notice on the Land Charges Search about the unauthorised works and then served on the executors by agreement a Listed Building Enforcement Notice, copied to the prospective purchaser who would then undertake to comply with it (resulting in a commensurate renegotiation of the purchase price). The LBEN works were carried out successfully in July to September 2011 and the Notice discharged. In the event some repairs to rafters were required especially at eaves level and only 10% of the clay plain tiles were salvageable. The building was almost completely re-roofed in new hand-made clay plain tiles. Documentation from the executors showed that (unsurprisingly) the insulation contractor had gone bust, that their 30 year guarantee was equally unsurprisingly) worthless. It is instructive that the building could have been completely underfelted and re-roofed in 2006 for 40% of what the insulation company had charged to spray the roof space. Bob Kindred MBE BA IHBC MRTPI." Let buyer beware! Have just received this comment via the IHBC group regarding this question:
“In early 2011, a prospective purchaser of a Grade 2 18th century listed building asked for our opinion, in historic building terms as local planning authority, about works done in 2006 within the attic space. Sprayed-on foam insulation had been applied to the underside of the clay peg-tile roof throughout, between the rafters from eaves to apex, effectively isolating the entire roof structure internally. The owner had passed away and the executors selling the property had inherited this problem.
From an initial internal inspection it was not clear if the roof had previously been under-felted (it transpired it had not), but if it had beeb, then foam would normally have been unnecessary for the purposes of insulation, and the attic space had already been conventionally insulated between the joists some years before. It was presumed that the foam had been applied to prevent water ingress, although this would have been better addressed by under-felting in a breathable felt.
The foam had been bonded to the underside of the tiles – as is the case with most products of this type – and could not be separated from the foam without damage to the tiles.
Enquires with a selection of other local authorities and English Heritage did not identify any previous cases of foam insulation being used on a listed building (although one other case has emerged subsequently).
Our concerns also extended to the impact of this technique on the prevention of any air circulation to the roofing batterns, resulting in them remaining wetter for longer after heavy rain, potentially leading to accelerated decay and eventual loss of tiles. Within the roof, it was possible that condensation and humidity might increase the possibility of fungal or insect attack. Accelerated decay of the encapsulated timbers became evident when the roof was subsequently stripped.
The Council took the view that this work would be likely to be detrimental to the character of the Listed building. Further, Listed Building Consent should have been applied for prior to this technique being used but this would have been likely to have been refused. As Consent had not been sought the works were unauthorised. This was conveyed to both the executors of the deceased and the prospective purchaser.
It was agreed between the Council’s Conservation Service, the executors of the owner and the purchaser that we would place an Informal Notice on the Land Charges Search about the unauthorised works and then served on the executors by agreement a Listed Building Enforcement Notice, copied to the prospective purchaser who would then undertake to comply with it (resulting in a commensurate renegotiation of the purchase price).
The LBEN works were carried out successfully in July to September 2011 and the Notice discharged. In the event some repairs to rafters were required especially at eaves level and only 10% of the clay plain tiles were salvageable. The building was almost completely re-roofed in new hand-made clay plain tiles.
Documentation from the executors showed that (unsurprisingly) the insulation contractor had gone bust, that their 30 year guarantee was equally unsurprisingly) worthless. It is instructive that the building could have been completely underfelted and re-roofed in 2006 for 40% of what the insulation company had charged to spray the roof space.
Bob Kindred MBE BA IHBC MRTPI.”

Let buyer beware!

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Rod Appleyard http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-528 Rod Appleyard Sun, 08 Jan 2012 22:28:20 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-528 Foam in a slate roof, is asking fro trouble unless you wish to replace timbers. A stone slate roof or blue slate relies upon through air. Stone will inveriably be held in place by oak pins and blue by copper nails. Good product that I have used is the silver backed (I call it space blanket) super efficent and still allows that flow of air to keep things dry. and remeber if it is stone to back point with either lime mortar with hores hair of a 3 to one with one of silver sand or all silver sand. Not happy with foam as once water gets in it runs and runs and is a devil to stop. Foam in a slate roof, is asking fro trouble unless you wish to replace timbers.
A stone slate roof or blue slate relies upon through air. Stone will inveriably be held in place by oak pins and blue by copper nails.

Good product that I have used is the silver backed (I call it space blanket) super efficent and still allows that flow of air to keep things dry. and remeber if it is stone to back point with either lime mortar with hores hair of a 3 to one with one of silver sand or all silver sand.

Not happy with foam as once water gets in it runs and runs and is a devil to stop.

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Dry Rot http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-527 Dry Rot Sun, 08 Jan 2012 17:33:21 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-527 Hi David, I've asked my office manager to talk to you about this and I'm sure we can help you. Thanks for looking in Dry Rot Hi David,

I’ve asked my office manager to talk to you about this and I’m sure we can help you.

Thanks for looking in

Dry Rot

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by David Bosworth http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-526 David Bosworth Thu, 05 Jan 2012 22:07:44 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-526 Hi 'Dry Rot' I have been reading about cavity wall ties on this form with interest, our property in Whitby requires the wall ties be replaced. I am struggling to find a company willing to quote without charging £150+ for a survey which l would like to avoid for fear of laying out for an expensive quote. Would you be interested in the job? We are lokking to get the work done asap as the rest of the house needs completely renovating and clearly the ties need replacing first? David Hi ‘Dry Rot’

I have been reading about cavity wall ties on this form with interest, our property in Whitby requires the wall ties be replaced. I am struggling to find a company willing to quote without charging £150+ for a survey which l would like to avoid for fear of laying out for an expensive quote. Would you be interested in the job? We are lokking to get the work done asap as the rest of the house needs completely renovating and clearly the ties need replacing first?

David

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Bryan Hindle http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-525 Bryan Hindle Sat, 31 Dec 2011 16:02:48 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-525 Thanks Andrew and Michael, Seem none of us like this foam and it raises a number of issues, not only the practical but potentially the legal ones too. Thank you both for your comments, which have helped me place the foam in a beter context - cheers Dry Rot. Thanks Andrew and Michael,

Seem none of us like this foam and it raises a number of issues, not only the practical but potentially the legal ones too. Thank you both for your comments, which have helped me place the foam in a beter context –
cheers

Dry Rot.

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Andrew Williams http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-524 Andrew Williams Sat, 31 Dec 2011 10:03:10 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-524 I have read a number of your articles Bryan and find them very useful. I have never been happy with under roof foam because gut instinct dictates that foamed timbers will retain / absorb moisture from a variety of sources. On the listed building issue, I am sure that most experienced surveyors would have challenged the presence of foam. As David Rawlins pointed out, carrying out works to a Listed Building without prior LA approval could cause existing or future owners serious legal problems / restoration costs. I have read a number of your articles Bryan and find them very useful. I have never been happy with under roof foam because gut instinct dictates that foamed timbers will retain / absorb moisture from a variety of sources.

On the listed building issue, I am sure that most experienced surveyors would have challenged the presence of foam. As David Rawlins pointed out, carrying out works to a Listed Building without prior LA approval could cause existing or future owners serious legal problems / restoration costs.

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Michael Pemberton http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-522 Michael Pemberton Thu, 22 Dec 2011 17:14:50 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-522 Looks like the original surveyor was accidently correct. I don't think I would condemn a roof with foam to the underside out of hand; just point out the problems. At the end of the day the foam has been used because the roof is beginning to deteriorate and the owner couldn't or wouldn't afford to replace it. The foam may prolong the inevitable but the inevitable will happen and the costs will be higher than they would have been. Looks like the original surveyor was accidently correct. I don’t think I would condemn a roof with foam to the underside out of hand; just point out the problems. At the end of the day the foam has been used because the roof is beginning to deteriorate and the owner couldn’t or wouldn’t afford to replace it. The foam may prolong the inevitable but the inevitable will happen and the costs will be higher than they would have been.

]]> Comment on Spray Foam for a grade 2 listed building in Yorkshire..good idea? by Bryan Hindle http://www.preservationexpert.co.uk/spray-foam-for-a-grade-2-listed-building-in-yorkshire-good-idea/comment-page-1/#comment-521 Bryan Hindle Thu, 22 Dec 2011 08:46:30 +0000 http://www.preservationexpert.co.uk/?p=1192#comment-521 Hi Dave, It's good to get a conservation expert's opinion - thanks David.. My advice in this case is purly based on the damp and timber issue. As far as I know the surveyor didn't raise the listed building consent but clearly there's a risk of a loss for the buyer in that respect - I'll point this out to them (this one is still pending). Bryan Hi Dave,

It’s good to get a conservation expert’s opinion – thanks David.. My advice in this case is purly based on the damp and timber issue. As far as I know the surveyor didn’t raise the listed building consent but clearly there’s a risk of a loss for the buyer in that respect – I’ll point this out to them (this one is still pending).

Bryan

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