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.
Marshall's undertake a full range of residential property surveys.
We cover Oxfordshire and West Berkshire, along with adjoining areas of Hampshire, Buckinghamshire, Gloucestershire and The Cotswolds.
Marshalls Chartered Surveyors are RICS Registered Valuers highly experienced in the local property market.
We undertake residential valuation instructions for all purposes, including shared ownership and Help to Buy.
Marshalls were established in 1979 and have in depth 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.
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, 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.
You may need to consider a lease extension or possibly a freehold purchase.
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).