Every year the Society for the Protection of Ancient Buildings (opens in a new window), is the force behind National Maintenance Week, which this year takes place from 21 - 28 November. This is an awareness campaign designed to encourage everyone who owns or looks after a building to take a few simple steps at the beginning of winter to ensure that their property is ready for anything that the season can throw at them, especially in these increasingly wet, windy and unpredictable days.
It is important to undertake regular health checks for buildings whatever their age. Neglect of routine maintenance results in the need for costly and disruptive remedial work.
Getting to Grips With Damp
Damp is something that strikes a chord with anyone who cares for a property and there is no doubt that the main enemy of historic buildings is water. In fact, it is almost the only enemy.
Historic buildings are usually as good as their roofs. A roof in a reasonable state of repair, combined with a working and well maintained water disposal system will greatly prolong the life of any building. In any programme of repairs, if the building can be kept dry, other repairs can follow.
Always use the best quality materials you can afford. Never use roofing felt in hidden valleys because it cannot be seen. If a problem occurs you will only know about it long after the damage has been done. Never use an external coating over existing roofs or gulleys as these invariably leak and it will be almost impossible to trace where this occurred.
If the building has a parapet or hidden inner roof slopes, it is more difficult to keep these under observation. Whenever an opportunity arises (perhaps when other building work is underway) it worth testing the effectiveness of the drainage system by pouring a bucket of water over the surfaces to see how well the water escapes. Make use of existing roof dormer windows or skylights for inspections and if these do not exist consider the possibility of having a small unobtrusive hatch added to enable regular access to be gained to these inaccessible areas.
Rainwater disposal must not be neglected. A little money spent at an early stage will save very expensive repairs later, especially if dampness leads to an outbreak of dry-rot or death-watch beetle. Beetles are fussy feeders and they like nothing better than timber softened by persistent dampness.
Areas of hard paving often extend right up to the external walls. After wet weather it is worth checking that water is draining away from the building, not standing in pools, and it is preferable if the water flows easily to an existing functioning gulley.
National Gutters Day
This annual event marks the end of National Maintenance Week and is taking place on Friday 28 November. The idea is that spending just a little time clearing leaves and other debris from your gutters and drains on this day could actually save you from having to spend hundreds of pounds at a later date to put right any damage caused by blockages.
SPAB's Top Tips for Gutters and Drainage Systems:
- Every spring and autumn, clear any plants, leaves and silt from gutters, hopperheads, flat roofs and drainage channels. Grass or weeds growing out of gutters is a sure sign of a serious problem.
- Look for blocked downpipes (best done during heavy rain to see water coming from any leaky joints - in dry weather look for stained brickwork)
- Keep gullies at ground level clear and have them cleaned out if necessary.
- Remove vegetation from behind downpipes by cutting back or removing the plant altogether.
- Use a hand mirror to look behind rainwater pipes as splits and cracks in old cast iron and aluminium often occur there and are not easily noticed.
- Fit bird/leaf guards to the tops of soil pipes and rainwater outlets to prevent blockages.
- Check that gutter junctions are watertight by checking them in rainy conditions.
- Have gutters refixed if they are sloping the wrong way or discharging water onto the wall.
- If sections are beyond repair, make sure that replacements are made of the same material as the originals (on older houses, this is sometimes lead, but more usually cast iron).
- Regular painting of cast iron is essential to prevent rust.
- Always wear protective gloves when necessary and act safely and responsibly.
Further information on how to spot and cure the maintenance defects in buildings that can lead to damp problems are available from www.maintainyourbuilding.org.uk (opens in a new window) which has a useful section on maintenance outlining the regular checks that householders can do, which form a vital part of building maintenance.
The Conservation Service regularly gives free and impartial advice on how to maintain older properties within the town. Please complete our enquiry form or telephone the Conservation officer on 01473 432934/5 for further information.