Re-pointing is the process of partially replacing the mortar joints between the brick or stonework in the external walls to maintain the weather resistance of the construction.
Repointing is expensive and is often incorrectly specified, particularly with older lime work. As a rough guide, the work is usually best undertaken when the pointing has eroded to a depth of around the width of the joints or it has clearly failed allowing water penetration. However, earlier work could be beneficial, particularly if this improves the overall appearance of the property.
Many walls to older buildings have been incorrectly re-pointed over the years with hard cement based mortars. These are inappropriate will tend to readily work loose and encourage dampness. It is essential that any work to older construction is carried out with lime as this helps the masonry to 'breathe' reducing dampness. Lime is also soft and will accept a degree of structural movement to the walls.
When re-pointing, the old mortar should be raked out to a depth of at least twice the width of the joints with care taken not to damage the masonry. It is important to match the colour and style of the original work to the walls. A weak hydraulic lime binder is preferred, but non-hydraulic lime can be used (sometimes with brick dust or another 'pozzolan' to compensate). Usually, well-graded sharp sand is suitable, although the largest particle size should not exceed one-third of the joint width.
Instructing us to undertake your survey or valuation couldn’t be easier. Simply pick from the drop-downs below, get an instant quote and instruct us online, anytime.
Marshalls offer two types of residential building survey: The Marshalls Building Survey Report and The RICS Building Survey Report.
These are our most detailed surveys and are suitable for most types and ages of property, particularly older houses.
Marshalls offer the full range of RICS Home Surveys: The RICS Building Survey, The RICS Homebuyer Report and The RICS Condition Report.
These surveys have the popular traffic light condition rating format and are mainly suitable for more modern houses and flats.
Marshalls undertake residential valuation instructions for mortgage lending, Inheritance tax (probate), shared ownership, Housing Association, Charities Act, matrimonial and other purposes. We also undertake expert witness work and can advise on leasehold enfranchisement (lease extension).
All of our Chartered Surveyors are RICS Registered Valuers highly experienced in the local property market.
In addition to residential surveys and valuations, Marshalls offer a full range of commercial services, including commercial surveys, schedules of condition and dilapidations advice on behalf of both landlords and tenants.
Note: we do not undertake commercial valuations.
Marshalls offer a full range of specialist Party Wall services, working for both building owners and adjoining owners.
If you have received party wall notices from your neighbour or you are planning to carry out works, which may come under the Party Wall etc. Act 1996, we can advise you of your options.
A lease is a wasting asset and as the remaining term becomes shorter, a residential property may be difficult to sell or mortgage. As a general rule, any lease with less than 70 years remaining can be problematical and you may need to consider a lease extension or possibly a freehold purchase.
Marshalls offer comprehensive Leasehold enfranchisement advice, both for landlords and tenants.
Your choice of survey report has never been wider: Marshalls undertake five types of survey on residential properties.
Marshalls were established in 1979 and can offer great local knowledge and experience of all types of building. We might not be the cheapest, but you can be confident that we are the experts in our field.
A range of pages offering useful advice on various survey, valuation and general property matters.
From asbestos and bats through to toxic mould and woodworm, we hope this general property advice is useful.
Marshalls have offices in Oxford (01865-863020) and Newbury (01635-529777).
We cover Oxfordshire, Berkshire, Wiltshire and adjoining areas of Hampshire, Buckinghamshire, Gloucestershire and The Cotswolds.