Does painting beams need LBC?

[robson2205]

I have attempted to strip some of the beams in my house but as the task progressed I realised it wasn't such a great idea as much of the wood is plaster filled and some of the wood so rotten it was just dust held in place by the paint itself.

I really can't replace them and the black paint on them now looks very tired and austere so I wonder if I am allowed to paint over them, probably using limewash or breathable equivalent. I know they've been painted with modern paints in the past so using traditional materials won't really help...but it'll make me feel better and I like the finish more than an acrylic sheen!

To cut a long story...I think stripping or sandblasting will cause more damage than good and I hate the black. What can I do??

Thanks in advance

 

[DaveBrigg]

Just wondering - are the beams with the rotten wood holding up anything important? :?

 

[Gareth Hughes]

I have attempted to strip some of the beams in my house but as the task progressed I realised it wasn't such a great idea as much of the wood is plaster filled and some of the wood so rotten it was just dust held in place by the paint itself.

I really can't replace them and the black paint on them now looks very tired and austere so I wonder if I am allowed to paint over them, probably using limewash or breathable equivalent. I know they've been painted with modern paints in the past so using traditional materials won't really help...but it'll make me feel better and I like the finish more than an acrylic sheen!

To cut a long story...I think stripping or sandblasting will cause more damage than good and I hate the black. What can I do??

Thanks in advance

You're right not to sandblast as it ruins the surface (which may be why it's such a popular treatment :roll: ). If they were painted before there shouldn't be problem with repainteng, why not give your friendly neighbourhood conservation officer a ring?

 

[Nemesis]

I agree with Gareth, only the CO can really give you the all clear, but I can't see a problem.

Try using a distemper. Try asking Rose of Jericho for advice.

Painting beams is not a modern fad, and it can lighten up the room considerably.

 

[robson2205]

OK, thanks for that...mind you its never been easy to get to actually speak to a Conservation Officer, and emails always seem to take weeks to get even the haziest of replies!!

Anyway, whilst I'm here can I ask anyone if they would know if these other bits need LBC? Its quite a long list... :roll:

1. Airbrick(s) inserted in front elevation at ground level
2. Floorboards stripped and made good (they've already been badly sanded by a previous owner and stained again)
3. Demolition of a 1950's garage in the rear garden (it has an asbestos roof)
4. Installation of a gas supply
5. Installation of gas central heating
6. Insertion of a DPC at ground level (I don't want to do this but the mortgage lender won't accept anything else)

Well I can only hope I'm alive long enough to see some of these things happen...

Ta again, Rob

 

[Pford75]

1. Airbrick(s) inserted in front elevation at ground level
2. Floorboards stripped and made good (they've already been badly sanded by a previous owner and stained again)
3. Demolition of a 1950's garage in the rear garden (it has an asbestos roof)
4. Installation of a gas supply
5. Installation of gas central heating
6. Insertion of a DPC at ground level (I don't want to do this but the mortgage lender won't accept anything else)

1. Possibly
2. Unlikely - others will disagree..but I can't imagine any CO requesting LBC
3. Yes, almost certainly
4. Depends where and how...if it is non destructive, no.
5. Again..if non destructive no. However, if there is no CH at present and you require and get LBC...you can reclaim the VAT on the work
6. Yes

 

[MdB]

6. Insertion of a DPC at ground level (I don't want to do this but the mortgage lender won't accept anything else)

I think that Matt Green has a letter which sorts out mortgage companies regarding unnecessary, damaging DPC work.

Edit - Sorry wrong person - see post below.

 

[Nemesis]

Well you see, post on PPUK and you get a CO (Gareth) to answer almost instantly!

As far as the DPC is concerned, I think you need to seriously reconsider this, it would require a great deal of damaging work, may not be the best answer to any perceived problems, and certainly should require LBC, as would some of the other proposals I think, and maybe you need a copy of one of Andrew Gayton's letters to mortgage companies about this.

Update - posted before the post above was in view - it's Andrew (CO) who has the letters!

It's Matt and his ilk though you might need to sort out just why a DPC is insisted on...

(I recently posted a link to a LBC refusal for sanding floors.)

 

[Pford75]

(I recently posted a link to a LBC refusal for sanding floors.)

Sorry...I didn't see that...I can understand if the boards are truly historic...but does seem to be taking things a little far....what were the grounds?

 

[Nemesis]

Don't know - but removal of historic fabric?

It's not considered sound conservation unless it's a last resort.

 

[robson2205]

Should I email him to ask for the letter or is it posted on here somewhere?

I'm guessing I need to be careful on here...of course all CO's are are busy and dont always have time to reply to emails as quick as we'd like. And it goes without saying they are friendly, helpful and valuable in everything they do for us...so thank you Gareth :wink:

 

[robson2205]

The boards have hideous brown mastic pumped into the gaps. How evil is that? (They also used a circular sander to strip them...are some people really so stupid?)

 

[Nemesis]

I've sent him an e-mail... but it is posted here somewhere in a thread if a search is done it may come up!

But why are they insisting on a DPC?

Then I think you can possibly justify sorting out the boards. Sad.

 

[robson2205]

Its a catch 22 situation. The lender won't release the retention until the DPC is done and the retention is going to pay for the CH which will help the building in the long run. Won't it??

 

[Nemesis]

Who surveyed the place? Why are they insisting on a DPC? What is the building built from?

How much is the DPC going to cost?

 

[robson2205]

Its a timber framed house on brick plinth. Originally dated from 1450 but remodelled in the 17thC. There was originally a void underneath the 'damp room' but by all accounts it has been filled in with concrete. (there are 4 steps to the front door and about 3feet difference between the pavement and the room in question) As yet I haven't done much investigation however there is a damp issue...the stone hearth is visibly wet (on the outer edge!) when it rains and one wall has soft bubbling paper.

 

[Nemesis]

What sort of infill is there between the timbers?

What sort of DPC are they suggesting you need? Are they saying to inject into the plinth?

Have you had a specialist look at it? Not a damproofing firm, but a genuine specialist?

 

[robson2205]

I haven't been in the house very long and to be honest its kind of heartbreaking to see the damage inflicted by previous owners. I think I need to investigate further (I haven't even taken up the carpet yet, let alone the boards) but then I will ask a specialist to give their advice.
Thanks for all your help so far though.

 

[Nemesis]

Well, presumably you have a report about the DPC.

I urge you not to rush into this, it could be an expensive and damaging mistake.

If you need an expert, then don't find one in Yellow Pages!

If you have boards, why do you think there is concrete?

And taking up boards is not to be rushed into either!

 

[DaveBrigg]

We didn't need LBC for our central heating, although we were given guidance about how to install it to be as unobtrusive and cause as little damage as possible. I asked about getting consent in order to be able to reclaim tax, but was told that any money saved would probably be used up in the application, which would involve getting a full plan of the house showing in detail where the system would go.

The cost of getting a specialist surveyor's report to prove that you don't need a DPC is likely to be less than the cost of getting it done - the airbrick route sounds a good bet to try first.

It sounds like you have a very special house there - are there any pictures? You have an exciting time ahead.