Client: Local Council Authority
Timberwise were called out to a 1930s brick house in Perth, Scotland, by the local council to examine a council-owned residential property ahead of concrete repairs. This property was a set of terraced units of cavity brick and external render construction, and was unoccupied and unfurnished during our visit. Weather conditions on the day were overcast but dry.
Challenges
We didn’t have many challenges when it came to this property. There was no restricted access, as we were mostly working on the outside of the property, and it was at the time unoccupied and unfurnished. Our inspection was restricted to the front elevation, specifically focusing on the mullions and concrete repairs. To carry out a full inspection, we needed scaffolding erected to get to the first floor of the building, which posed an area of risk.
Beyond the initial damage, the conditions of the property were decent, and we deemed there was no pressing immediate risk to our team. When it comes to remediation of issues, we will need to ensure the scaffolding remains place to access the upper half of the building, however.
Observations
A limited visual inspection was carried out from ground level to the external building fabrics with ongoing maintenance to continue as per the recommendations set out by the Local Housing Team. A contributing factor to decay and dampness of internal property fabrics is the penetration of moisture. We would recommend that the external fabric of the building is monitored on a regular basis, reported and repaired as required to prevent damp penetration.
Our assessment of the front elevation found that the property had notable damage to the concrete which was going to require repairs, specifically to the mullions, canopy, and surrounding areas. Significant cracks were found in these areas, although it was hard to determine what the original cause was beyond the assumed usual wear and tear. In the photos below, we have marked where the damage was found on the exterior of the building.
While we did not specifically conduct an assessment inside the property, our team did enter the interior of the building briefly to assess the concrete damage from the other side. We found that there was slight damage caused by damp, which was likely a result of the damaged concrete and brick outside.
Solutions
The plan for repairs is straightforward; we will start by digging out and clearing away any defective or loose concrete to prepare the area for repairs. We will sterilise the masonry concrete before applying NatCem 35, which is a fast-setting structural repair mortar to the cracks to fill them in and prevent further decay and damp penetration. This will then be smoothed and finished for aesthetics. We will then also remove any debris left from our work.
Concrete buildings, by and large, are known for their durability, but even still they are susceptible to damage and weathering over time. Concrete can deteriorate due to structural damage, corrosion, water damage, accidents, and so on. Concrete repairs are usually needed at various points and are a relatively straightforward and easy way to maintain the building and prevent further damage that can be caused by cracking, such as damp penetration or woodworm infestations. In this instance, it was clear that the cracks we found were a direct cause of the damp found on the inside of the building. We were only called out to assess for concrete repairs, and as such will need to perform a separate assessment of the water damage for the internal part of the property.
Results
So far, we have only performed the initial inspection and conclusion on what needs to be done, as outlined above. While we can repair the cracks we found, we also advised the client that severe concrete damage will more than likely need qualified structural engineers to inspect and determine the cause of the problem, as well as advise on any significant repair work that would need to be done.
It was obvious from our assessment that the damage had caused damp penetration on the interior of the property. Concrete cracks can have a variety of causes, some are the usual wear and tear, and some can point to much larger underlying structural issues that need immediate attention.
Do You Want Help with a Structural Repair Solution?
Our dedicated and experienced team in Perth are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01738 893 120, or you can request a survey online.
