Removing render yourself?
Discussion
Hi All,
Had a new kitchen started today, also having chimney breast enlarged and a stud wall removed. As the builder started removing the old kitchen down to brick, he rang and told me the render on the outside wall was trapping moisture, not allowing the bricks to "breathe" and led to the moisture affecting the inner wall. Only spoke to him on the fone and he said they were crumbling as he tapped them with his hammer.
He said i need to have the render removed, the exterior walls sandblasted and then all repointed...for 15 grand...
Now its a 1920s semi, slightly larger than average, the render is only on the side and back of the house, but is this price even in the ballpark?? Is any of it a DIY job?
The kitchens bloody expensive enough
any advice greatly appreciated
Had a new kitchen started today, also having chimney breast enlarged and a stud wall removed. As the builder started removing the old kitchen down to brick, he rang and told me the render on the outside wall was trapping moisture, not allowing the bricks to "breathe" and led to the moisture affecting the inner wall. Only spoke to him on the fone and he said they were crumbling as he tapped them with his hammer.
He said i need to have the render removed, the exterior walls sandblasted and then all repointed...for 15 grand...
Now its a 1920s semi, slightly larger than average, the render is only on the side and back of the house, but is this price even in the ballpark?? Is any of it a DIY job?
The kitchens bloody expensive enough
any advice greatly appreciatedJust been home to see the ripped out kitchen, the plaster was soaking wet, galvanised wiring covers rusted through...hmmm moral of the story get the highest survey level prior to buying! What a beeatch. I'll get a 2nd opinion though thanks guys. Hope the gable wall doesnt crumble overnight
How is the water getting behind the render?
I'd like to make sure that it is getting behind, and is not a rising damp thing myself.
If the wall was hidden behind cupboards and tiles, it's quite likely that even the highest level of survey would not have spotted it. Defective render and danp walls really should be spotted in a valuation for mortgage purposes, providing that access was available.
I'd like to make sure that it is getting behind, and is not a rising damp thing myself.
If the wall was hidden behind cupboards and tiles, it's quite likely that even the highest level of survey would not have spotted it. Defective render and danp walls really should be spotted in a valuation for mortgage purposes, providing that access was available.
Busa mav said:
Be careful that you understand the implications of possibly removing a large area of render.
After a certain % of the render is removed , you may find yourself having to ( according to building regs ) upgrade the U value of the existing walls of the house .
pAfter a certain % of the render is removed , you may find yourself having to ( according to building regs ) upgrade the U value of the existing walls of the house .
Correct - there should be some grants for insulation as part o
f the green deal this year - don't hold yer breath tho'!
The builder seems quite knowledgeable to be fair, he doesn't think its a rising damp problem but apparently there is quite a high water table in this area and an impromptu discussion with a neighbour who doesnt have render revealed they had had a similar issue albeit higher up in the house. The damp in question is confined to the ground floor level mainly the back of the chimney and the corners of the kitchen all of which are outside walls. There weren't any leaking pipes. I did a bit of research and i think the insulation issue in removing render wouldnt really apply due to the cavity walls, a previous damp course and the age of the property. And i would say only 23% was removed. Just thinking if i remove most of the render myself it may save quite a bit in labour charges, then a sandblast/pointing and no more bloody render. The builder reckons this will be enough to sort it as the bricks will be able to "breathe". His mate who does these jobs is coming out tomorrow to see for sure if this is the solution so shall report back!
Thanks for everyones help!
Thanks for everyones help!
Smells like bs. The render shouldn't be really getting that wet. Also as you have cavity walls and not single brick aslong as the cavitys arent blocked up then the bricks can dry out. Albeit from the inside.
Id say he waters running down the wall from poorly fitted guttering or a problem with the roof.
Id say he waters running down the wall from poorly fitted guttering or a problem with the roof.
Something doesn't sound right here. In any wall there is a condensation point (Look up interstitial condensation) that needs to be designed out. If your wall really was that 'wet' the damage would be from soaked brick cracking at sub zero temps - one of the reasons why we have DPC's, cavity and gutters. Has the cavity been bridged at some point? Has the chimney been used for gas but not lined? Is it damp in the kitchen? Bear in mind you are seeing the symptom not the cause and get a pro in (arch or engineer) to diagnose before spending upto £15k on forum advice.
cringle said:
The builder seems quite knowledgeable to be fair, he doesn't think its a rising damp problem but apparently there is quite a high water table in this area and an impromptu discussion with a neighbour who doesnt have render revealed they had had a similar issue albeit higher up in the house. The damp in question is confined to the ground floor level mainly the back of the chimney and the corners of the kitchen all of which are outside walls. There weren't any leaking pipes. I did a bit of research and i think the insulation issue in removing render wouldnt really apply due to the cavity walls, a previous damp course and the age of the property. And i would say only 23% was removed. Just thinking if i remove most of the render myself it may save quite a bit in labour charges, then a sandblast/pointing and no more bloody render. The builder reckons this will be enough to sort it as the bricks will be able to "breathe". His mate who does these jobs is coming out tomorrow to see for sure if this is the solution so shall report back!
Thanks for everyones help!
So your builder doesn't think it's rising damp,but apparently the area has a high water table.Thanks for everyones help!
Is there any relevance between those two assumptions?
If the building is a cavity wall construction,how is the damp travelling from the outer skin,to the inner skin of brickwork?
Sorry,but from what you've written,and been told by the builder,I'd suggest the problem lies elsewhere,and has little to do with the render.
Unless of course,the house has had cavity wall insulation,has it?
I assume you have cavity walls and not solid given the age of the house?
Where exactly is the dampness on the wall ?
Is the outside render visibly cracked in places, or can water run against it, perhaps from a gutter, leaking pipe, roof etc?
If you are getting damp in an area that used to be a chimney this could be related to the plaster used , hygroscopic salts I think it is.
Damp in the high corners could just be condensation from normal cooking, washing up etc, do you use an extractor, open a window, dry laundry in the kitchen?
Where exactly is the dampness on the wall ?
Is the outside render visibly cracked in places, or can water run against it, perhaps from a gutter, leaking pipe, roof etc?
If you are getting damp in an area that used to be a chimney this could be related to the plaster used , hygroscopic salts I think it is.
Damp in the high corners could just be condensation from normal cooking, washing up etc, do you use an extractor, open a window, dry laundry in the kitchen?
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