Masonry walls are built of a series of individual units – generally brick, stone or flint – with mortar acting as the glue that holds them together. The external face of the finished wall therefore consists of masonry units separated by mortar joints. These joints are known as pointing.

Mortar basically comprises an aggregate (sand) held in a matrix by a binder. In old walls the latter ingredient was usually lime, but might be earth or a combination of the two. Stone walls were often built with earth-lime mortar, for example, but pointed using lime.

What is pointing?

The most obvious purpose of pointing is to fill the gaps between the masonry units. This stops them from becoming loose and prevents water, draughts and foreign material such as dirt and vegetation from penetrating the wall.

Even more crucial is pointing’s role in managing moisture in the wall fabric. Old bricks are soft and permeable, while stone varies greatly from soft sandstones to very hard flint – but is generally relatively soft and permeable.

These materials absorb water readily; becoming wet when it rains and then drying through evaporation. The lime mortar pointing is also soft and permeable, which helps to ensure that this cycle of absorption and evaporation can continue to take place over the whole wall surface.
Over a long period of time, this #repeating cycle causes erosion of the surface of the material. If there is a frost while the wall fabric is still wet, the water in the wall freezes and expands, causing damage to the surface.

To mitigate this, the #pointing mortar is intentionally made softer and more permeable than the masonry units. This ensures moisture is concentrated in the mortar joints as opposed to the wall fabric. Most of the evaporative drying therefore happens in the pointing rather than the #bricks or #stones.

When there is a frost, the majority of the water will be in the mortar joints. This means most of the erosion and freeze/thaw damage is limited to the pointing.

This sacrificial function is fundamental to ensuring the long-term performance of a wall. The valuable and hard to replace brick or stone is protected at the expense of the mortar joints, which gradually erode over time.

Eventually the exposed mortar will have degraded to the point that it is no longer performing effectively and repointing is necessary. In normal conditions this can be expected to be a once in a generation task.

What can go wrong?

The most common problem you’re likely to encounter is that previous repointing has been carried out using inappropriate mortar.

Modern versions use Portland cement as a binder. This creates a hard, impermeable mortar that suits modern bricks that have been fired at very high temperatures. When used with the softer masonry units in old walls, however, it can have very serious consequences.

In period properties, cement mortar blocks the evaporation route through the mortar joint and concentrates water in the bricks or stones, causing these to erode instead of the pointing. When there’s a frost the wet masonry units are then subject to freeze/thaw action.

This causes spalling of the face of bricks, where the protective skin on the surface is blown off. In severe cases whole bricks or soft stones can completely disintegrate.

The hard, inflexible modern cement #pointing is incompatible with the soft, flexible mortar behind it and begins to crack and fail. This allows water into the wall fabric, where it becomes trapped, which can ultimately cause the core of the wall to degrade.

In addition, contrary to what you might expect, cement pointing in an old wall will fail much more quickly than softer lime versions.

When pointing does start to fail, whether through natural erosion of lime mortar or the failure of inappropriate cement mortar, the ability of the wall to manage moisture is compromised and it will tend to become damp.

Ultimately, the wall’s structural integrity will be compromised. Roots and germinating seeds of plants can start to grow in failed joints, causing serious problems as they expand.

When to repoint old walls

A wall with soft mortar pointing needs to be repaired once the mortar has eroded well behind the face of the masonry units. Erosion will occur unevenly over the surface of a wall; the time for repointing has come when the mortar has receded 5mm to 10mm back from the face.

If a wall has been repointed using cement the work will almost certainly need to be redone with lime mortar at some stage. Judging when to do this is not necessarily straightforward.

If the pointing is failing, the wall is becoming damp or masonry units are starting to degrade then repointing is urgently necessary. However some walls repointed in cement, particularly those in sheltered positions, can continue for a considerable time without showing any adverse effects.

Repointing tips

• Rake out old pointing to a depth of 10mm.
• Large joints in stonework will need to be raked deeper – take care not to destabilise the wall.
• Cement mortar can be hard to remove and risks causing damage – wait until the work is necessary.
• Only use hand tools, and proceed with great care. Never, ever use an angle grinder.
• Use appropriate lime mortar, which should be matched to the old pointing if possible.
• Hot mixed mortar is best, especially in damp walls, but be careful of health and safety.
• Press the mix well into the joints, knock back and then tend the mortar as it goes off.
• Finish with an open texture, set back from the face and not covering the masonry units.
• Protect drying mortar from frost, direct sun and wind.

Attempting to remove the cement pointing, especially if it is still sound, will inevitably cause some damage to the masonry units – so it is best to hold off if there are no problems. Because of the incompatibility of materials, the cement will begin to fail at some stage. This is the time to #repoint; when it is much easier to remove.

How to repoint

The good news is this is a relatively straightforward job that can be undertaken by any competent person with a bit of instruction and training.

The first stage is to rake out the old pointing to remove any failing mortar and provide sufficient depth (10mm) to key the new pointing. You’ll also need to get rid of any very loose and friable mortar, which might involve going deeper.

With a stone wall in poor condition that might be very much deeper. If you get to the stage where the stability of masonry units or integrity of the wall deteriorates, then it is time to call in an expert.
Once the joints have been raked out, they must then be dampened with a fine water spray. This step helps to prevent the new pointing from drying too quickly and failing.

The new mortar is then forced into the joints with a pointing iron or small trowel, ensuring that it is well packed and finished slightly proud. For very deep joints this will be a two stage process, allowing the first stage to go off before progressing to the second.

Once the mortar has started to harden (when it can just be marked with a thumbnail) it should be knocked back into the joints. Finally the pointing should be rubbed back to just behind the masonry units, making sure that it does not go over their edges.

The surface finish should be a rough, open texture to maximise the potential for evaporation. Struck pointing or ribbon pointing, seen much too often in the repair of old walls, is not appropriate either visually or functionally.

Some walls were originally pointed using specialist decorative techniques. These include tuck pointing – popular in Georgian brickwork – and galleting (the incorporation of stone chips in thick joints of stone or flint walls). These are specialist techniques that will require an experienced craftsman.
What pointing mortar should I use?

The best bet is to try to match the original pointing mortar as closely as possible. This is most likely to be compatible with the particular brick or stone used to build the wall originally. It will also maintain the appearance of the wall and help to ensure it fits in with the local vernacular tradition.
Lime mortars fall broadly into three categories, each of which has different properties and applications:

Hydraulic mortars

These include material that causes them to set quickly and develop higher strength than other lime mortars.

They vary greatly in strength, with those at the top of the scale becoming even harder than cement. They are rarely appropriate for repointing old masonry but the weakest hydraulic mortars can be used in exposed situations with very hard stone. Great care must be taken if you’re considering them.

Lime putty-based mortars

These are non-hydraulic. Formed by slaking quicklime, the putty is used as the binder and mixed with carefully-selected sharp sand. This is widely available in ready-mix form, and can be stored almost indefinitely before use, provided air is excluded.

It is straightforward to use and sets as a result of exposure to CO2 in the air. It provides a soft, flexible and highly breathable pointing that is compatible with most old masonry.

Hot mixed lime mortar

This is also non-hydraulic, but is made onsite by combining quicklime, sand and water. Quicklime is hazardous and requires careful handling – nobody should attempt hot mixing without proper training. It makes a very workable mortar that is extremely easy to use.

Hot mixed lime mortar pointing has exceptional moisture management properties, actively wicking water from the surrounding fabric. It is by far the best material to use in damp masonry, as it dries walls out quickly and effectively.

A quote is a promise from a contractor to do the work at a fixed price. Don’t rely on a verbal quote – get it in writing, as this will be useful before, during and after completion.

Some contractors charge for quotes – ask about this first, in any case quote should be free without hidden cost to you.

Try to get written quotes from at least 3 different contractors before you decide on one. Comparing quotes will help you decide if you’re getting a fair price. Some contractors quote could high/low for various reasons but don’t be shy to ask any question so you don’t end up with the wrong one.

After you say yes to a quote, it’s a binding agreement between you and the contractor, whether it’s written down or not. But having it in writing means you can check what you agreed and prove it if there’s a dispute later.

“Make sure you get a quote, not an estimate. A quote is a fixed price and it should also outline exactly what you’re getting so you’ll have an idea how much it cost. An estimate is just a rough guess, so you could end up paying more or less and compromise on quality”.

The contractor can’t charge you more than the price on their quote unless:

• you ask for extra work that’s not included in the quote
• they let you know they have to do extra work and you agree to pay more for it
• they made a genuine mistake when writing down or calculating the price – they have the legal right to charge you what it should have been

“Be wary if a contractor won’t put a quote in writing. It’s a sign they could be unreliable.

Also be cautious if their price is a lot lower than other quotes you get. It could mean they don’t have the right skills or experience, or they’re not being honest. It could also mean they’re not quoting for exactly the same work (this is where you ask questions)”.

What a standard quote should include

Be very clear about the work you want done – this will help you get the most accurate price and prevent misunderstandings later.

A quote should include:

• a fixed total price – not a daily rate
• a breakdown of all the work to be done and the materials needed
• separate costs for each material and part of the work
• how long the price is valid for
• if the price includes VAT
• when the price can go up, eg only if you agree to extra work

If you get a daily rate instead of a fixed total price there’s a risk the contractor could string out the work to get more money. Avoid this by getting them to put in writing:

• how many days the work will take
• how many hours of work counts as a day
• when they need your go-ahead to work more days

Before saying yes to a quote, you should check the contractor has the correct insurance in place and try to get a written contract.

Problems Affecting Heritage Properties

1. Damp

Rising damp can be difficult to treat in a listed property. In the 1900’s, building in the UK involved bricks and water with single leaf solid walls. Bricks are absorbent materials that slowly absorb humidity and water whenever exposed to them. The single leaf solid walls comprised of one layer of bricks that separated the indoors from the outdoors but were greatly these were affected by capillarity.
Despite any strong materials used in a structure, dampness when identified in buildings requires urgent attention. If ignored, the structural integrity and strength of the building gets compromised overtime. You’ll need to get proper advice from a specialist experienced in older properties. Damp in listed properties is normally identified by the following:

• Decay in timbers in contact with wet masonry
• Deterioration of the external fabric of the wall due to freezing and thawing
• Accumulation and movement of salts and other chemicals within the walls thus causing wall stains
• Growth of molds on the inside surfaces of walls
• Corrosion of metals with the wall

2. Ground settlement/ subsidence

Subsidence is when the ground beneath a property sinks, pulling the property’s foundations down with it. This causes the walls and floors to shift, leading to cracks and potentially destabilizing the construction of the property. This can be caused by:

• Leaking old drains beneath the property which weakens the soil strength
• Poor soil properties within its foundation e.g clay
• Growth of tree roots beneath the property foundation
• Ground vibrations/ earth quakes

3. Poor Insulation

Most homes built before the 1920s, are most likely to have solid walls as external walls rather than cavity walls. Solid walls have no gap, so they can’t be filled with cavity wall insulation but can be insulated from the inside or the outside but will usually cost more than insulating a cavity wall.
Due to climate changes, insulating old heritage homes is advisable. However, if not well planned, adding wall insulation to a heritage building may prevent the house from breathing leading to damp.

4. Energy Efficiency

There are restrictions to buying or renovating a heritage property which limits its energy efficiency. This is due to the close monitoring by the municipal councils who aim at having the property upgrade compatible and complementary to the original design or existing system.
Any new design additives/amenities should not alter the story behind the heritage property and must be fully compatible to the existing system. With regards to energy installations or upgrades, this doesn’t give room for applying the modern energy options during renovations thus limiting energy efficiency within the property. Also, by the laws set, refurbishing these old historic buildings majorly deals with repairing

What makes a building a heritage home?

Although many old buildings are appealing to buyers when looking for a historic look and feel, these are however determined by the Municipal Council. A heritage property has historic and aesthetic that when assessed are deemed worthy of preserving for generations to come Roughly, a building that has lasted more than 50years qualifies to be a heritage property but must be further backed up by its significance and value to a state’s history. Also, states and municipalities also influence the designation of a home or a property as historic.

Amidst the beauty, pride and value associated with heritage homes , it’s everyone’s fear investing in one due to the uncertain expenses tagged to them. You need to know what weights to place on your scale or which pawn to move to reap the best out of a heritage property. With no effort in mind, every heritage property buyer first thinks of these:

• I’ll be limited to what you I change to the property!
• I won’t be the only one involved in the renovation process. The authorities might make this harder!
• How costly will it be keeping the home up to date?
• Better yet, I’ll own a little piece of history. But this doesn’t feel enough to take the risk!

CONSIDERATIONS WHEN BUYING A HERITAGE HOME

1. Insurance costs.

Insurance is an important factor to consider with heritage properties. Costs tagged to it vary from property to property but are usually much higher with heritage properties than with ordinary homes. This is due to various factors associated to heritage properties like the need for specialists incase of
material purchases for any renovations, consistent maintenance of the property.

2. Maintenance costs

Maintenance of heritage properties can mean to be costly depending on the materials used in it and time of existence. The older a heritage building, the higher its maintenance costs. It is a key maintenance factor that mainly repairs be done not replacements when it comes to renovations and restorations of heritage buildings. Accessing some of these materials increases costs due to their scarcity in the market and need for experts/specialists during the building’s old system repairs. Therefore, you need to consider advice from heritage property specialists before purchasing one. Also, in many cases, any property changes and renovations to a heritage property must be approved by a committee.

3. Location

The location of a building in question plays a bog role to whether one should or should not buy a specific heritage property. Homes in conservation areas require planning permission for works where permission would not normally be needed, such as for demolition. A conservation area is one of special architectural or historic interest, the character of which it is desirable to preserve or enhance. You will also need to give notice to the local authority before carrying out any works to trees on your property.

4. Confirm Approval of previous works

For any works to be done on a heritage property, consent must be granted by the necessary authorities. If unauthorized works had previously been undertaken on the property, there is a risk that you, being a buyer might be required to restore the property to its original condition.

One can however apply for consent retrospectively, but its not a guaranteed option in approval. In these circumstances, your solicitor may suggest asking the seller to apply for permission or suggest that you seek a price reduction.

When it comes to remodeling your home, office space or interior, especially within the West London / North West area, you can count on us. Upgrading your bathroom will greatly boost the total value of your home or office space.

For a great chance of making sure that your remodels are completed on time and within a given budget, London Building Contractors has generated a list of things to consider. There are some things to know about the process of renovating your bathroom

• Consider the cost of materials: One important factor to consider when upgrading your bathroom is the cost of materials. It’s important to consider how much you’re willing to spend, the expected return of investment you want, the quality of materials you will use, the size of your bathroom and if you’re planning of handing it over to a reliable contractor.
• Add eye catchy details: When remodeling your bathrooms, one should consider to indulge in using beautiful materials to your space. When choosing materials for a space, be sure that each compliments one another. Adding beautiful details that are eye catchy and fun details will reflect a cool and warm personality.
• Include products that are energy efficient: when considering upgrading your bathroom, one should consider products that add value and energy efficiency to your space. For example, upgrading the LED lighting will not just increase your energy efficiency, you can also expect durability and low heat generation. LED Lighting as an excellent color consistency and high color rendering, which give the bathrooms colorful details real impact. We at London Building Contractors will ensure our clients get the best interior décor to their bathroom.
• Consider the perfect toilet: When considering remodeling your bathroom, picking the perfect toilet for your interior is likely not the first thing on your mind but choosing an appreciate toilet is just very important in your remodeling project. This will help avoid regrets and extra expenses down the line. The common choice is a two-piece toilet which has a separate tank and seat, although the tank and seat are made to fit together. Having the perfect toilet will add more beauty to the bathroom interior

In conclusion, upgrading your home for the long term doesn’t always mean breaking the bank or you have to be dramatic about the new changes. We at London Building Contractors will ensure that all the required updates are done to the interior of your bathroom within an estimated budget.

Any construction project would benefit from cost savings, whether you’re remodeling your home, engaging in house extensions or starting from fresh. With the current economic setbacks in the UK and the entire world is experiencing, it is likely that you are working on a tight budget because construction can be costly. Covering expenses from carpentry and joinery; plumbing; painting and decoration.
Choosing contractors, collaborating with an architect, and managing the daily hassles of a significant remodeling, it is important to learn some money saving tips that can help you gain some sort of control on your construction project.

Some great ways to save money on your home renovation and construction process include, reducing initial expenditures, eliminating costly errors, and lowering the cost of habitation for the completed construction.

There are several ways to keep inside your budget without drastically reducing the scope of your project, from hiring staff and procuring materials to completing some of the work yourself. Below are some great steps to take to save money:

1. Developing and reviewing the project plan step by step

Most building contractors will meet with you to go over the construction schedule and break down all of the costs, a practice that London Building Contractors takes very seriously. This is a great opportunity to save! Sometimes, contractors will assume you want things you do not, and you can often find elements of the project that you can do yourself or put off until later, when you have more money on hand.

2. Take a Do-It-Yourself Approach

Secondly, you can take the DIY approach, whether you are highly skilled or just handy, you can take up some tasks on your construction which are not mundane and require skilled knowledge and do it yourself. Some tasks that you can take up include painting, decking and fencing, minor landscaping etc. This helps save money on labor cost.

3. Go Eco-Friendly

Fresh homeowners must consider energy-efficient LED bulbs throughout their building project which would help in lowering your energy costs. Compared to older bulb types, LEDs typically utilize between 70 and 80 percent less power. They can be used outside the home as well. Your patio may be illuminated with LED string lights and lanterns while using less energy overall.

Installing smart sprinklers is another way we advise homeowners to save money while making summertime home improvements. London Building Contractors always advise homeowners to get a sprinkler system which waters your yard precisely and irrigates your lawn effectively while minimizing water wastage by using weather information and preset lawn knowledge.

4. Repurpose materials

You may stretch your budget further by repurposing used construction materials. Why not try using materials you already have in good condition in your current project?

Any supplies left over from your completed areas of a job should likewise be repurposed to satisfy other needs on the site. The opportunity to match future projects with objects in your current home is a significant benefit of conserving unneeded resources. For instance, you might want to use the same tile from your other bathrooms at the initial stage to remodel a bathroom at some point. Stored leftover products might just end up saving you from price increment or the possibility of shortage in supply in future.

5. Choose contractors carefully

Professional help in construction projects is key to having some peace of mind and knowing you have someone you can trust is on top of the case for your new home. Taking into consideration how expensive construction projects and renovations are, it is really crucial to choose the right contractor. A professional contractor is well worth the investment because they can manage all the moving pieces of the construction and help you budget for all the important expenses.

A good contractor is also able to manage wastage and can help purchase quality material for your building construction or renovation. This helps save money and prevent any form of try and error or future disasters. A quick tip on where to look for contractors is London Building Contractors, which is one of the leading turnkey solution providers in West London. While working on commercial and residential projects, we have developed excellent relationships with a variety of institutions, Diplomatic Missions, house owners, landlords, and many others by providing full turnkey solutions at every step of the project.

The team at London Building Contractors is trained to help you make selections that will stand the test of time, and you will be covered by our 12-month guarantee.
Get in touch with our team on either 020 8935 5159 or 07791139936, or click here to fill in our online contact form to request a free survey and/or quote

Joists and rafters are components used in the construction of buildings. Understanding the difference between them is essential for those working in the construction trades, while basic knowledge is useful for homeowners if repair and maintenance issues arise.

Timber Joists

Joists are the parallel horizontal beams that run across an open space, joining opposite walls in a building to support both the ceiling below and the floor above. Joists are traditionally made from timber. They are nominally 2 inches thick (actual width usually 1-1/2 inches) and come in a variety of widths from 8 to 12 inches. The choice depends on the load-bearing requirement, which is strongly influenced by the length of the span that the beam must bridge.

Other Joist Materials

In many modern building projects, traditional timber joists are replaced by ones manufactured from alternative materials. Steel “I-profile” beams are used in the construction of steel-framed buildings. These have the advantage of spanning greater distances without bowing. Timber “I-joists” are also available. These are manufactured with laminated or dimensional timber forming the flanges of the “I” and plywood forming the centre, or web. Pre-stressed concrete beams are used in some construction projects. These are combined with innovative flooring methods that can help speed building work.
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Rafters

Rafters are the building components that run diagonally from the wall plate to the apex of a roof structure. Rafters form the foundation for attachment of the roof boards, onto which the final roof covering is fixed. In traditional timber, they are nominally 2 inches thick and typically 8 to 10 inches wide.

Roof Trusses

In many modern construction projects, prefabricated roof trusses are used. These triangulated structures, with a high degree of strength and stability due to the geometry used, form both the joist and rafter components of a building. These structures are typically manufactured offsite to a detailed plan and delivered complete, which helps to speed construction.

Bathroom renovation can be an exciting and rewarding experience for homeowners. Not only does it improve the aesthetics and functionality of your bathroom, but it can also increase the value of your property.

Before diving into the renovation process, it’s important to plan out your budget and prioritize your needs. Consider factors such as the size of your bathroom, the condition of the plumbing and electrical systems, and your personal style preferences.

When it comes to designing your new bathroom, choose a color scheme and theme that reflects your personal taste and complements the rest of your home. Consider incorporating features such as a double sink vanity, a large bathtub or shower and plenty of storage space.

During the renovation process, it’s important to work with experienced contractors who can handle plumbing electrical, and other necessary tasks. Be sure to communicate your vision and budget clearly, and ask for regular updates and progress reports.

Finally, don’t forget the small details that can make a big impact. Consider adding new lighting fixtures, mirrors and accessories to complete the look of your new bathroom.

Schedule a Free Consultation

Overall, a bathroom renovation can be a fun and exciting project that adds value to your home and improves your daily living experience. With careful planning, a clear budget, and the right team of professionals, you can create a beautiful and functional bathroom that meets all of your needs.