Help with bay window and damp

[Aurelio]

Hi, I am looking for some advice please. We recently moved into a Victorian (dated 1866) semi-detached property, we've encountered issues, including a damp patch beneath the cill and cracked paint on the interior, as well as flaking paint on the plinth, bay, and above it on the exterior. We addressed cracks on the bay with helibar and mortar, but the exterior above the bay remains damp, as noted by the repairman.

I would appreciate your guidance on the next steps. I've considered a French drain on the side of the property but am uncertain about the best course of action. I don't know if the plinth is causing the problems or if it is elsewhere. There is cracking of the plaster on the interior above the bay with damp patches and I don't know how to resolve this, I don't know if it needs to be stripped back and what sort of workman would do this kind of work. I have attached photos for your reference.

Looking forward to your response.

Kind Regards,
Jeremy

 

[Toby Newell]

Hi, I am looking for some advice please. We recently moved into a Victorian (dated 1866) semi-detached property, we've encountered issues, including a damp patch beneath the cill and cracked paint on the interior, as well as flaking paint on the plinth, bay, and above it on the exterior. We addressed cracks on the bay with helibar and mortar, but the exterior above the bay remains damp, as noted by the repairman.

I would appreciate your guidance on the next steps. I've considered a French drain on the side of the property but am uncertain about the best course of action. I don't know if the plinth is causing the problems or if it is elsewhere. There is cracking of the plaster on the interior above the bay with damp patches and I don't know how to resolve this, I don't know if it needs to be stripped back and what sort of workman would do this kind of work. I have attached photos for your reference.

Looking forward to your response.

Kind Regards,
Jeremy

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Very informative photos, looks like somone may have attempted a sort of French drain and yet in one photo the airbrick is partially covered.

Seems like you need to reduce the exterior ground level. The cracks indicate subsidence which may have compromised a slate DPC, if indeed you have one at all.

The water under the window might be coming from the crack.

All in all pebbledash render isn't a super great thing to have on a 150 yr old property.

A good builder should be able to help.

 

[Matthew McD]

This is definitely the render. The pebbledash and plinth would have been done with cement thus locking in damp. I had something similar and only after dropping the ground level below the DPC and removing the render and cement plinth did I see how wet the bricks were. The bricks were almost like clay and the mortar was basically mud. I suspect yours are the same.

Good news though is that you can repair such damage but it does take a bit of work. You can look at YouTube videos from companies such as London Repointing and Restoration to see the before and after. You’re not the first to have to deal with this issue and with some determination you can most likely repair it.

 

[Aurelio]

Thanks in the long term I would like to remove the pebble dash but in the short term I am trying to deal with the bay window. I have sought advice from several surveyors etc and it has been suggested I should remove the render above the bay assess the condition and then repaint in a breathable masonry paint. My initial thought was to replace the covering with lead as can be seen on many bays in the area but several people have suggested just repainting it. The removal of the pebble dash and repointing does seem like a major undertaking and I have no idea what the brickwork is like underneath. With the plinth, It looks like it has been painted over at some point so I wondered if it is better to remove the paint and repaint, or remove it completely. I don't know where or if I have a DPC.

 

[aockenden]

Thanks in the long term I would like to remove the pebble dash but in the short term I am trying to deal with the bay window. I have sought advice from several surveyors etc and it has been suggested I should remove the render above the bay assess the condition and then repaint in a breathable masonry paint. My initial thought was to replace the covering with lead as can be seen on many bays in the area but several people have suggested just repainting it. The removal of the pebble dash and repointing does seem like a major undertaking and I have no idea what the brickwork is like underneath. With the plinth, It looks like it has been painted over at some point so I wondered if it is better to remove the paint and repaint, or remove it completely. I don't know where or if I have a DPC.

“Breathable masonry paint” - Sigh, how about a proper lime-wash instead?

 

[a twig]

Just a point of information - silicate exterior paints are fine and have a much lower maintenance requirement, the answer doesn’t have to be limewash

 

[Aurelio]

Thanks for your comments, so there are two issues I am trying to focus on the bay window and the front elevation/ pebbledash. Regarding the bay window what render do you suggest, if the builder removes the existing paint on the white cornice above the bay, what would be the best option? I was thinking lime wash but are there alternatives? Would be grateful for suggestions.

I am looking at the front elevation and I am going to get quotes for the removal of the pebbledash, repointing and either leaving it exposed or rendering with a lime wash. Not sure what to do with the plinth though as the paint is peeling.

 

[a twig]

Just a point of information - silicate exterior paints are fine and have a much lower maintenance requirement, the answer doesn’t have to be limewash

Just out of interest, how does rainwater drain from the roof above the bay? If that isn’t functional that will definitely contribute to the damp.

 

[Aurelio]

The parapet (the white area above the bay) is not completely flat and slopes slightly so I presume the rain runs off and onto the cornice below (the black painted area) and then down to the ground. There are no rainwater goods on or near the bay.