Stripping plaster off external stone wall

[Pedrohamster]

Hi..this is my first post and, as I'm not particularly knowledgeable about building, would appreciate if any reply was suitably dumbed down :?
I've recently moved into a 17th century (Grade II Listed) cottage. One of the rear walls is letting in damp badly - it appears to have a thin skim of render over the original stone wall (is this a cement wash...please excuse my ignorance?) and closer inspection reveals the render is blown over large areas of the wall so presumably needs to be removed. How can I do this without damaging the stone wall beneath...would a needle gun be ok? Also what kind of mix should I use for best results to re-plaster the wall to prevent further ingress of water.

Many thanks in advance for any responses.

 

[Nemesis]

First off - contact your Conservation Officer, who may be able to advise, and think - this may need Listed Building Consent.

 

[Pedrohamster]

Hi Nemesis.

I didn't realise it was necessary to get consent when carrying out repairs so many thanks for that...could have come a cropper there.
Incidentally, I suspect that the previous owners may have made a couple of modifications that the Conservation Officer may not be happy with....if I contact him, does he have carte blanche to inspect the whole property or will he just look at the job in question, as I can't really afford to rectify other items he may find at this stage....!

Rgds,

 

[Nemesis]

Some repairs you don't, but it's best to check first.

I'd be wary of a needle gun, which may cause damage, and lime is what is required to re-render. But discuss first!

No, the CO can't simply access your house, but what sort of things have been done without consent?

 

[Pedrohamster]

.... a couple of things spring to mind: an en-suite has been added by the owner before last - an indemnity policy was taken out at the time which supposedly covers any loss in value of the house if the en-suite has to be subsequently removed (incidentally, policy is nullified if Listed Buillding people are contacted in any way without the insurers being contacted beforehand and giving the go ahead!). I suspect this indemnity is a complete waste of time and they would find some way out of paying up but lawyers insisted on it being in place or our purchase wouldn't proceed. (or the one before ours!).

Additionally, some rear windows have been double glazed which I suspect would have to be removed....

 

[Mark]

thats interesting - so the insurers are in effect recommending that you break the law....

 

[Pedrohamster]

Well not really - I didn't get the modification done remember, I just bought the house 6 years after it was done so I don't think I'm breaking the law by owning a property that's had a modification without consent in the past. My solicitor seemed to think this was ok and that this type of policy wasn't all that uncommon.....have never heard of it myself tho I must say....

 

[Nemesis]

Well, we have had looong posts about these policies and their worth in the past.

You haven't broken the law, the pesron who carried out the work without consent did, but you can have action taken against you to to rectify the work.

Which the policy may or may not cover.

However, if you wish to carry out work on other aspects you will need to contact the local authority... Hmmmm.

 

[Pedrohamster]

......so this is why I'm not wildly enthusiastic about involving the local authorities regarding repairs to my walls although they need doing quite urgently now - any suggestions would be gratefully received....

 

[Nemesis]

Well, the ensuite may not be spotted, the windows may be...

No I haven't any suggestions, but if you carry out work without consent you are breaking the law, and can be prosecuted.

Talk it over with insurers?