The fabric of the building was in a reasonably sound condition for it's age but there were certain areas in need of urgent repair. There was also evidence of previous repairs that were not carried out in a manner that was sympathetic to the structure. Not only were some alterations not aesthetically correct for the period home but some were detrimental to the structural integrity and longevity of the structure.
The major areas requiring work were as follows:
Roof: very aged pantiles with serious rot in some roof timbers
Rainwater goods: incorrectly sized and routed guttering has caused damp on several external walls.
Floors: Rot in some floor joists on all floors.
Cellar: We discovered a loosely filled-in cellar with a thin concrete cast covering floor above. This was a source of serious damp.
Works Carried Out
Generally in a poor state of repair with evidence of previous repairs and torching on some aspects.
Removal of pantiles and tile lats
Reinforcement/Replacement of rotten timbers
Example of rotten wall-plate
Over-boarding with insulation
New stone ridges
New lead work & guttering
Where practical the existing rainwater goods were restored and reused. In most instances however it was necessary to replace modern plastic rainwater goods. A combination of new-reproduction cast hoppers and pipes were used.
Evidence of rot and beetle infestation (not modern) meant that it was necessary to repair/replace floor joists in some areas. All timber in the house was thoroughly treated to help prevent reinfestation.
Evidence was found of a coal chute from the courtyard. Unusually there was also evidence of a fireplace in the cellar with the flue leading horizontally under the outside wall.
renovated spiral stone staircase