PROFESSIONAL ADVICE

It is important that work on historic buildings is always carried out by those suitably qualified and experienced in traditional building styles and techniques. Before undertaking any work to repair a historic building you must obtain the appropriate professional and/or specialist advice. Listed Building Consent is not normally required for repairs to, or for the general maintenance of, a listed building providing they do not affect the character of the building. If you are an owner or occupier of a listed building it is your responsibility to check first, before carrying out any work to a listed building, that the work does not require consent. The Councils Conservation Officer, can help provide advice and guidance on all aspects relating to historic buildings. In some instances we can assist you in providing small heritage grants for the sensitive repair of historic buildings and the restoration of important historic features.

Looking After

BACKGROUND
Historic buildings are documents of history. They help us understand the different periods in our history and culture. They contribute to the quality of our lives and help provide a familiar and cherished local scene. They are however irreplaceable and the materials used in their construction are under constant threat from old age, the effect of the weather and unfortunately from neglect and inappropriate work to them.

PRESERVING HISTORIC BRICK WORK

Old properties have been built without the benefit of modern building materials and techniques. Bricks prior to the mid to late 18th century were hand made in wooden moulds and only much later did machine, mass produced, methods take over which produced a much more uniform brick in both colour and appearance.

Historic Brick & Stone Work, Pointing, and the Use of Lime Mortars

mould

iron-lined mould

adjustment mould for brick with frog stock

This advice note is intended to help and inform owners and occupiers of the best way of maintaining and preserving the fabric of historic buildings.

Brickmaking by hand

The most common cause of decay in old brickwork is from poor maintenance, damp and inappropriate pointing and repairs. Constant dampness can lead to the damage and spalling of brickwork (where the outer face of the brick decays). It is therefore important to ensure the source of the dampness is found and the defect repaired. The most common causes are; Tell-tale signs of
constant dampness are the 'greening' of masonry / brickwork and plant growth

Moulded brick staircase with replaced treads

CONTACTS
For further information or advice please contact the:
Brickwork showing Flemish Bond with Header Bond infill

Heritage and Environment Section Planning and Development Services WLDC PO Box 16 52 Derby Street Ormskirk L39 2DF Tel: 01695 585167 or 585102 Email: [email protected]

MINIMUM INTERVENTION
Minimum intervention is the best and most appropriate approach when dealing with any historic building or structure. Buildings should be regularly maintained and early action can often prevent decay and avoid the need for more major repairs in the future. Routine maintenance should include inspections of brick and stone work, gutters, roofs and drains and any existing surface/paint finish.

WEST LANCASHIRE DISTRICT COUNCIL

Blocked drains, gutters and down spouts which often lead to areas of brickwork which are almost always wet. The action of frost, in these areas, can lead to significant damage. Splash back from the use of hard surfaces against the building such as paths, patios and drives. Ground level changes, soil or other material against the building. The failure or lack of damp courses and rising damp.

STONE WALLING
In general the same principles exist for stone walls as for those constructed from brick. Whilst sand and grit stone, common in the West Pennine area are relatively robust materials care should be taken to ensure buildings are properly maintained and in particular to avoid constant dampness.

The use of hard cement based renders, in almost all cases, are inappropriate. In cases where a historic building has an existing, traditional, rendered finish great care should be taken to maintain the finish. Any repairs or re-rendering should only be carried out using material to match the existing and in particular by using lime based renders only.

In almost all cases pointing work should be finished with a flush or slightly recessed joint with the mortar being brushed back off the face of the stone or brickwork. In some instances more ornate pointing may be appropriate.
Medieval flush jointfinished profile Weathering rounds off damaged arrises Re-pointing carried out in new hard cement mortar

Built 1450

+ 50 - 200 years + 430 years

+ 300 years Present

Permeable surfaces (soak-aways) should be provided against the building to allow any water to drain away and prevent or lessen rain splash. In bad cases of spalling it may be necessary to cut out the effected, individual bricks and replace them with matching bricks. On listed buildings such work should only be carried out after speaking to the Councils Conservation Officer to ensure the work does not require Listed Building Consent. Well-maintained brickwork and pointing should not allow water to penetrate and should not require additional surface coatings such as water proofing. Old buildings need to breathe and the outward flow of water should never be disrupted by the use of materials, which prevent this from happening. Dampness in walls and brickwork should always be investigated fully before undertaking any repair work.
Re-dressed stone repairs

+ 400 years

Where stonework has become badly decayed or eroded it may be possible to replace the whole stone or by cutting out part of the face and re-dressing the stone. This type of conservation work should only be carried out by specialists and after consultation and agreement from the Heritage and Environment Section of the Council as the work can greatly affect the character of a building.

POINTING AND THE USE OF LIME MORTARS

In the past old buildings were constructed using lime based mortars and not cement based ones as are commonly used today. Lime was a traditional material used for making mortars, render, internal plaster and limewash. Mortars made from lime putty are relatively strong yet flexible, unlike the harder cement based mortars, and allow a certain amount of moisture to pass through them. The use of hard cement based mortars prevents moisture from within the face of the brick or stone work to escape through the joints. In such cases the moisture is forced out through the face of the brick or stone. Over time this widens the joints and erodes the face of the brick or stone and can lead to spalling and loss of fabric. Historic buildings should never be re-pointed unless the original pointing is proven to be failing. Recessed or patchy mortar is not necessarily reason enough to consider re-pointing unless penetrating dampness has become a problem. Lime based putties and mortars should be used for all re-pointing work and for new construction work on historic buildings. Where cement is to be used this should always be softened by the inclusion of lime within the mortar. Whilst you should always endeavour to match the mortar already used on the building ideally a mix no stronger than 1:2:9 (cement: lime: sharp sand) should be used on any building project relating to historic buildings.

Saturation and freezing loosens and detaches the pointing

Correct remedial treatment is carried out

The character of 1450 is regained

Lime mortar joint - typical life cycle

The Councils Conservation Officer can help you further on the type and style of pointing appropriate for the age and type property.

RENDERING, CLADDING & PAINTING

As a general rule the rendering of historic brick or stone work should be avoided. Such work can dramatically alter the character and appearance of the building and affect the value of the property. In the case of a listed building the works would almost certainly require Listed Building Consent prior to starting work. Inappropriate rendering and other surface treatments can lead to further decay in the existing walls of properties and can trap moisture against and within the existing building. You should be aware that renders and painted finishes also need constant maintenance to avoid failures and ultimately damp penetration.

Good pointing, the mortar is textured and is kept well back from the surface of the stones

Bad ribbon or strap pointing, it stands away from the face of the stones

The use of weather struck, strap or ribbon pointing, is inappropriate, and should be avoided at all times. In such cases the wide joints can dominate the appearance of the wall/elevation and harm the appearance of the building. Generally mortars, used on historic buildings, should remain uncoloured although variations can occur due to the type of sand used. An attempt should always be made to match the colour of any existing traditional mortar on the building.

Decayed bricks being rebedded with matched special bricks