Construction Details - What We Like!
/Calsurv completed just under 400 surveys last year! And over the last few years, we have been lucky enough to inspect a range of property types and constructions. We have enjoyed surveying everything from Victorian terraces to pre-fabricated structures, concrete framed buildings and commercial premises. On our travels, we have seen some excellent practice and we thought that it was about time to share some of what we’ve observed. Read on to learn more about what we like and how investment in property detailing, may just pay off later down the line…
1. Channel drains
We often comment on damp penetration into buildings as part of our surveys. Such damp is typically caused by the failure of roof coverings, the failure of external decorations, cracks in the walls or leaks to rainwater goods. Frequently though, we observe that a lack of drainage has been supplied to where the external ground coverings (e.g. paving, patios, tiled paths) meet the external walls of a dwelling. The absence of such drainage leads to water splashing from the adjacent ground onto the external wall, where it then saturates the brickwork and leads to damp penetrating into the dwelling. This type of damp is particularly detrimental to the ground floors of properties, where not only can decorations become damaged, but it can lead to rot in the timber floor joists (where they are in contact with the wet external wall). In these instances, we recommend the installation of a channel drain (or French/ linear drain) at the abutment between the external ground covering and wall. This type of drain serves to prevent water pooling at the junction between the paving and wall whilst also taking water away from this location.
2. Lime mortar pointing
The original construction of Victorian properties frequently saw external brickwork being pointed up with lime mortar pointing. This is a soft type of mortar which not only is relatively accommodating of movement but is also able to draw water out of the brickwork and allow evaporation from its surface (as opposed to the brickwork). In many properties, this lime mortar has since been replaced by a harder cement mortar which has the reverse effect. This type of mortar pushes water into the bricks where it can cause spalling to the brickwork through the process of freeze-thaw action. In these types of property, we recommend that any repointing repairs are made to external walls with lime mortar pointing.
3. Helifix crack repair systems
Cracking is an unfortunate part of the construction of many buildings and most of the time, it is nothing to be concerned about. Cracking can be caused by anything from the normal seasonal movement of the property to the drying out of decorations. Occasionally, however, cracking can become a cause for concern. Such instances include cracking that is caused by the delamination between internal and external brickwork skins (often observed as a ‘bulge’ in the wall) or the failure of a lintel or subsidence. Where underpinning is not warranted, in these instances we often recommend a Helifix repair. Helifix offers a range of crack stitching repair solutions that are often ‘invisible’ and can be carried out relatively quickly. These repairs reinforce the brickwork and prevent the cracking from worsening.
4. Silicone render
Cement render is typically applied to buildings in order to protect the external brickwork and waterproof the external walls. If well designed, it can add aesthetic appeal to a dwelling. The problem with cement render, however, is that when it cracks, rainwater can penetrate the gaps, where it then becomes trapped and leads to damage of the brickwork behind. The presence of render also reduces the ‘breathability’ of external walls and increases the likelihood of damp developing in a property. Fortunately, silicone renders provide a flexible breathable alternative to cement base renders. Whilst the technology behind these types of render is relatively new, they are starting to grow in popularity due to their enhanced performance over traditional cement renders. An added benefit is that they require less maintenance over the long term as most silicone systems are through-coloured and do not require decoration for the first 20 years of their life. This provides a significant cost benefit over the longer term too.
5. Exposed brickwork
Following on from the above, we prefer properties that have undecorated, external walls. The presence of any type of decoration to brickwork prevents bricks from ‘breathing’ and can often lead to water becoming trapped behind the decorations. As mentioned, trapped water can then cause spalling damage to the brickwork behind. It should also be noted that the presence of decorations can conceal defects in the structure of the building – something to be aware of when reading your survey! Properties with decorated external facades require regular maintenance and cyclical decorations (on approximately a 7 year basis) whereas exposed brickwork may not warrant repairs for up to 25 years.
6. uPVC!
uPVC is a durable material and is essentially maintenance-free. When compared to timber elements, it weathers better and does not require the cyclical decorations that woodwork does. If you are considering replacing window frames, soffits or fascias, do have a look at the extensive uPVC options available on the market. uPVC rainwater guttering and downpipes are also a cost-effective, durable alternative compared to the traditional, cast-iron rainwater goods.
7. Mechanical heat recovery extraction fans
Internal humidity is the cause of many defects. These include mould growth, failure of decorations and degradation to timber structures. High moisture levels can even lead to health problems. Luckily, mechanical heat recovery extract fans provide an efficient solution by expelling excess moisture from a dwelling. Such fans are not cheap, typically ranging from a few hundred pounds to over £3000, however, we believe they are worth the investment. They work by drawing moist and stale air out of a dwelling and ‘exchanging’ this air with clean, filtered, fresh air that is heated from the recovered warmth of the extracted heat. On that note, as air quality is often poorest in the kitchen, it is worth confirming if the cooker hood is an extract fan or a recirculation hood. If the latter is provided, it will help to ensure a fresh supply of air is being provided to this space.
8. Vinyl and laminate flooring
Traditionally, vinyl and laminate have received negative press, however, recently the range of these products on the market has greatly expanded. The technology and engineering behind these floors has greatly improved and these materials are now a popular choice for many homes. One of the most common offerings that we see is ‘wood effect’, whereby realistic wood patterns are embossed on to the surface of the vinyl or laminate, with accurate images of the material being portrayed. The main advantage of these types of floor coverings is that they are more resistant to mechanical and water damage when compared to their timber counterparts. This is a particularly important consideration if flooring is to be laid in kitchens and bathrooms, where timber can warp in the humid environments. Not only do the synthetic properties ensure the longevity of vinyl and laminate coverings, but they are also cheaper than authentic timber floors. Many homeowners also comment that these coverings feel warmer underfoot when compared to stone or tile. A win all round!
9. Remotely operated windows!
This may sound obvious, but we visit numerous properties where designers have not had the foresight to install a remote operation for high-level sky lights. These roof-lights provide light and ventilation to many kitchen spaces, but usually, are operated manually and with the use of a pole. Remote operation can be expected to cost around £200-£300 more per window than manually operated fittings, however, we suggest that this is money well spent! The most popular roof window manufacturer, Velux, provides solar-powered roof windows which do not require electrical connections to be run to them. If choosing this type of window, their operation is usually by colour touch screen panels. These windows also have ‘optional extras’ which can be added on - we particularly like the rain sensor function which close the windows automatically.
10. Sustainable solutions
There’s a huge drive to make buildings more efficient. This not only saves the homeowner money but also contributes to making the planet a better place. Energy efficiency is something to bear in mind when construction contributes to over 30% of landfill waste and domestic buildings contribute to some 12% of the UK’s carbon emissions. Whilst some builders are turning their backs on traditional bricks and mortar when constructing homes, there some simple measures we can all take as a homeowner. First and foremost, consider the insulation properties of your home. Sealing drafts, improving insulation in lofts and introducing triple glazing can help, as well as applying insulation backed plasterboard to walls. LED fittings are more efficient than halogen lightbulbs and combination boilers also provide an efficient way of heating a dwelling.
If you have any design details that you would like us to include, we would love to hear from you, otherwise, we hope that the above have given you some food for thought. In the meantime, we will keep our eyes open and ears to the ground to bring you any other exciting design and build details that we come across.